HVAC Systems (Heating, Ventilation, and Air Conditioning)

Heating System:

Inspection Includes: Fuel source; heating equipment; heating distribution; operating controls; flue pipes, chimneys, venting; auxiliary heating units.

Inspector Will:

• Describe the type of fuel, heating equipment, and heating distribution systems.

• Operate the system using normal readily accessible control devices.

• Open readily accessible access panels or covers provided by the manufacturer or installer, if readily detachable.

• Inspect:

• Condition of normally operated controls and components of systems.

• Condition and operation of furnaces, boilers, heat pumps, electrical central heating units, and distribution systems.

• Visible flue pipes and related components to ensure functional operation and proper clearance from combustibles.

• Each habitable space in the home to determine whether or not there is a functioning heat source present.

• Spaces where fossil fuel burning heating devices are located to ensure there is air for combustion.

• Electric baseboard and in-wall heaters to ensure they are functional.

• Report any evidence that indicates the possible presence of an underground storage tank.

• Describe any deficiencies of these systems or components.

Inspector Not Required To:

• Ignite pilot lights.

• Operate:

• Heating devices or systems that do not respond to normal controls or have been shut down.

• Any heating system when circumstances are not conducive to safe operation or when doing so will damage the equipment.

• Inspect or evaluate:

• Heat exchangers concealed inside furnaces and boilers.

• Any heating equipment that is not readily accessible.

• The interior of chimneys and flues.

• Installed heating system accessories, such as humidifiers, air purifiers, motorized dampers, heat reclaimers, solar heating systems, or concealed distribution systems.

• Remove covers or panels that are not readily accessible or removable.

• Dismantle any equipment, controls, or gauges except readily identifiable access covers designed to be removed by users.

• Evaluate whether the type of material used to insulate pipes, ducts, jackets, and boilers is a health hazard.

• Determine:

• Capacity, adequacy, or efficiency of a heating system.

• Adequacy of combustion air.

• Evaluate thermostats or controls other than to confirm that they actually turn a system on or off

Air Conditioning Systems:

Inspection Includes: Cooling equipment; cooling distribution equipment; operating controls.

Inspector Will:

• Describe the central air conditioning system and energy sources.

• Operate the system using normal control devices and measure and record temperature differential.

• Open readily accessible access panels or covers provided by the manufacturer or installer.

• Inspect the condition of controls and operative components of the complete system; conditions permitting.

• Describe any deficiencies of these systems or components in the inspection report.

Inspector Not Required To:

• Activate cooling systems that have been shut down.

• Inspect:

• Gas-fired refrigeration systems.

• Evaporative coolers.

• Wall or window-mounted air-conditioning units.

• The system for refrigerant leaks.

• Check the coolant pressure/charge.

• Determine the efficiency, or adequacy of the system.

• Operate cooling system components if the exterior temperature is below 60°F or when other circumstances are not conducive to safe operation or when doing so might damage the equipment.

• Remove covers or panels that are not readily accessible.

• Dismantle any equipment, controls, or gauges except readily identifiable access covers designed to be removed by users.

• Determine how much current the unit is drawing.

• Evaluate digital-type thermostats or controls.
  

Insulation and Ventilation:

Inspection Includes: Type and condition of the insulation and ventilation in viewable unfinished attics and subgrade areas; installed mechanical ventilation systems.

Inspector Will:

• Inspect the insulation, ventilation, and installed mechanical systems in viewable and accessible attics and unfinished subfloor areas.

• Describe the type of insulation in viewable and accessible unconditioned spaces.

• Report missing or inadequate vapor barriers in subfloor crawlspaces with earth floors.

• Report the absence of insulation at the interface between conditioned and unconditioned spaces where visible.

• Report the absence of insulation on heating system ductwork and supply plumbing in unconditioned spaces.

• Describe any deficiencies of these systems or components.

Inspector Not Required To:

• Determine the presence, extent, and type of insulation and vapor barriers concealed in the exterior walls.

• Determine the thickness or R-value of insulation above the ceiling, in the walls, or below the floors.

Plumbing and Electrical Systems

Plumbing System:

Inspection Includes: Visible water supply lines; visible waste/soil and vent lines; fixtures and faucets; domestic hot water system and fuel source.

Inspector Will:

• Describe visible water supply and distribution piping materials; drain, waste, and vent materials; water-heating equipment.

• Report:

• Presence and functionality of sump pumps/waste ejector pumps when visible or confirm the float switch activates the pump when the sump is dry.

• Presence and location of a main water shutoff valve and/or fuel shutoff valve(s), or report that they were not found.

• Presence of the temperature and pressure relief (TPR) valve and associated piping.

• Whether or not the water temperature was tested and state that the generally accepted safe water temperature is 120°F.

• Inspect the condition of accessible and visible water supply pipes, drain/waste plumbing, and the domestic hot water system when possible.

• Operate fixtures to observe functional flow.

• Check for functional drainage from fixtures.

• Describe any deficiencies of these systems or components in the inspection report.

Inspector Not Required To:

• Operate any valves, including faucets of freestanding or built-in appliances or fixtures, if the outlet end of the valve or faucet is connected or intended to be connected to an appliance.

• Inspect:

• Any system that is shut down or winterized.

• Any plumbing components not readily accessible.

• Floor drains and exterior drain systems, including but not limited to, exterior stairwell drains and driveway drains.

• Fire sprinkler systems.

• Water-conditioning equipment, including softeners and filter systems.

• Private water supply systems.

• Gas supply systems.

• Interior components of exterior pumps or sealed sanitary waste lift systems.

• Ancillary systems or components such as, but not limited to, those related to solar water heating and hot water circulation.

• Test:

• Pressure or temperature/pressure relief valve.

• Shower pans for leaks or use special equipment to test/scan shower or tub surrounds for moisture in surrounding substrate materials.

• Determine:

• Potability of any water supply whether public or private.

• Condition and operation of water wells and related pressure tanks and pumps.

• Quantity of water from on-site water supplies.

• Quality or the condition and operation of on-site sewage disposal systems such as waste ejector pumps, cesspools, septic tanks, drain fields, related underground piping, conduit, cisterns, and related equipment.

• Ignite pilot lights.

Electrical System:

Inspection Includes: Service drop through the main panel; subpanels including feeders; branch circuits, connected devices, and lighting fixtures.

Inspector Will:

• Describe in the report the type of primary service, whether overhead or underground, voltage, amperage, over-current protection devices (fuses or breakers), and the type of branch wiring used.

• Report:

• Existence of a connected service-grounding conductor and service-grounding electrode when same can be determined.

• When no connection to a service grounding electrode can be confirmed.

• Inspect the main and branch circuit conductors for proper over-current protection and condition by visual observation after removal of the readily accessible main and subelectric panel cover(s).

• Report, if present, solid conductor aluminum branch circuits. Include a statement in the report that solid conductor aluminum wiring may be hazardous and a licensed electrician should inspect the system to ensure it's safe.

• Verify:

• Operation of a representative number of accessible switches, receptacles, and light fixtures.

• Grounding and polarity of a representative number of receptacles, particularly in close proximity to plumbing fixtures or at the exterior.

• Ground fault circuit interrupter (GFCI) protection and arc-fault circuit interrupter (AFCI) protection where required.

• Report the location of any inoperative or missing GFCI and/or AFCI devices when they are recommended by industry standards.

• Advise clients that homes without ground fault protection should have GFCI devices installed where recommended by industry standards.

• Report on any circuit breaker panel or subpanel known within the home inspection profession to have safety concerns.

• Describe any deficiencies of these systems or components.

Inspector Not Required To:

• Insert any tool, probe, or testing device into the main or subpanels.

• Activate electrical systems or branch circuits that are not energized.

• Operate circuit breakers, service disconnects, or remove fuses.

• Inspect ancillary systems, including but not limited to:

• Timers.

• Security systems.

• Low voltage relays.

• Smoke/heat detectors.

• Antennas.

• Intercoms.

• Electrical deicing tapes.

• Lawn sprinkler wiring.

• Swimming pool or spa wiring.

• Central vacuum systems.

• Electrical equipment that's not readily accessible.

• Dismantle any electrical device or control, except for the removal of the deadfront covers from the main service panel and subpanels.

• Move any objects, furniture, or appliances to gain access to any electrical component.

• Test every switch, receptacle, and fixture.

• Remove switch and receptacle cover plates.

• Verify the continuity of connected service ground(s).

Site and Attached Structures

Site:

Inspection Includes: Building perimeter, land grade, water drainage directly adjacent to the foundation; trees and vegetation that adversely affect the structure; walks, grade steps, driveways, patios, retaining walls contiguous with the structure.

Inspector Will:

• Describe the material used for driveways, walkways, patios, and other flatwork around the home.

• Inspect:

• Serviceability of the driveways, steps, walkways, patios, flatwork, and retaining walls contiguous with the structure.

• Proper grading and drainage slope.

• Vegetation in close proximity to the home.

• Describe any deficiencies of these systems or components.

Inspector Not Required To:

• Inspect fences, privacy walls, or retaining walls that are not contiguous with the structure.

• Report the condition of soil, trees, shrubs, or vegetation unless they adversely affect the structure.

• Evaluate hydrological or geological conditions.

• Determine the adequacy of bulkheads, seawalls, breakwalls, and docks.
  

Attached Garages or Carports:

Inspection Includes: Framing, siding, roof, doors, windows, installed electrical/mechanical systems pertaining to the operation of the home.

Inspector Will:

• Inspect the condition and function of the overhead garage doors and associated hardware.

• Test the function of the garage door openers, their auto-reverse systems, and secondary entrapment devices (photoelectric and edge sensors) when present.

• Inspect the condition and installation of any pedestrian doors.

• Inspect fire separation between the house and garage when applicable.

• Report as a fire hazard the presence of any ignition source (gas and electric water heaters, electrical receptacles, electronic air cleaners, motors of installed appliances, etc.) that is within eighteen inches of the garage floor.

• Describe any deficiencies of these systems or components.

Inspector Not Required To:

• Determine whether or not a solid core pedestrian door that is not labeled is fire-rated.

• Verify the functionality of garage door opener remote controls.

• Move vehicles or personal property.

• Operate any equipment unless otherwise addressed in the SOP.

Interior Features

Interiors:

Inspection Includes: Walls, ceilings, floors, windows, doors; steps, stairways, balconies, railings.

Inspector Will:

• Verify that steps, handrails, guardrails, stairways, and landings are installed wherever necessary and report when they are missing or in need of repair and report when baluster spacing exceeds four inches.

Inspect:

• Overall general condition of cabinets and countertops.

• Caulking and grout at kitchen and bathroom counters.

• Interior walls, ceilings, and floors for indicators of concealed structural deficiencies, water infiltration, or major damage.

• Condition and operation of a representative number of windows and doors.

• Comment on the presence or absence of smoke detectors.

• Describe any noncosmetic deficiencies of these systems or components.

Inspector Not Required To:

• Report on cosmetic conditions related to the condition of interior components.

• Verify whether all walls, floors, ceilings, doorways, cabinets, and window openings are square, straight, level, or plumb.
  

Fireplaces and Stoves:

Inspection Includes: Solid fuel and gas fireplaces, stoves, dampers, fireboxes, hearths.

Inspector Will:

• Describe fireplaces and stoves.

• Inspect dampers, fireboxes, and hearths.

• Describe any deficiencies of these systems or components.

Inspector Not Required To:

• Inspect flues and verify the presence of flue liners beyond what can be safely and readily seen from the roof or the firebox of a stove or fireplace.

• Ignite fires in a fireplace or stove.

• Determine the adequacy of draft.

• Perform a chimney smoke test.

• Inspect any solid fuel device being operated at the time of the inspection.

• Evaluate the installation or adequacy of fireplace inserts.

• Evaluate modifications to a fireplace, stove, or chimney.

• Dismantle fireplaces or stoves to inspect fireboxes or remove rain caps to inspect chimney flues.