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Real Estate Inspectors licensed in Texas are required to follow the Standards of Practice (SOPs), which are established by 星空体育app下载 rules 22 TAC 535.227 - 535.233.

The SOPs define the minimum requirements for a real estate inspection performed for a prospective buyer or seller of one to four-family dwelling.听

535.227: Standards of Practice: General Provisions

535.227 (a) Scope.

(1) These standards of practice apply when a professional inspector or real estate inspector who is licensed under this chapter accepts employment to perform a real estate inspection for a prospective buyer or seller of real property.

(2)听These standards of practice define the minimum requirements for a real estate inspection conducted on a one to four family unit that is substantially completed. Substantially completed means the stage of construction when a new building, addition, improvement, or alteration to an existing building can be occupied or used for its intended purpose.

(3)听For the purposes of these standards of practice a real estate inspection:

(A)听is a limited visual survey and basic performance evaluation of the systems and components of a building using normal controls that provides information regarding the general condition of a residence at the time of inspection;

(B)听is not intended to be a comprehensive investigation or exploratory probe to determine the cause or effect of deficiencies noted by the inspector; and

(C)听requires the use of reasonable and appropriate tools to satisfy the requirements of the standards of practice. However an inspection does not require the use of:

(i)听specialized equipment, including but not limited to:

(I)听thermal imaging equipment;

(II)听moisture meters;

(III)听gas or carbon monoxide detection equipment;

(IV)听environmental testing equipment and devices;

(V)听elevation determination devices;

(VI)听ladders capable of reaching surfaces over one story above ground surfaces;

(VII)听cameras or other tools used to inspect the interior of a drain or sewer line; or

(VIII)听drones; or

(ii)听specialized procedures, including but not limited to:

(I)听environmental testing;

(II)听elevation measurement;

(III)听calculations; or

(IV)听any method employing destructive testing that damages otherwise sound materials or finishes.

(4)听These standards of practice do not prohibit an inspector from providing a higher level of inspection performance than required by these standards of practice or from inspecting components and systems in addition to those listed under the standards of practice. If an inspector provides services beyond the scope required by these standards of practice, including the use of specialized equipment, or inspects components and systems in addition to those listed under the standards of practice, the inspector must possess the competency required to do so.

535.227 (b) Definitions.

听(1)听Accessible--In the reasonable judgment of the inspector, capable of being approached, entered, or viewed without:

(A)听hazard to the inspector;

(B)听having to climb over obstacles, moving furnishings or large, heavy, or fragile objects;

(C)听using specialized equipment or procedures;

(D)听disassembling items other than covers or panels intended to be removed for inspection;

(E)听damaging property, permanent construction or building finish; or

(F)听using a ladder for portions of the inspection other than the roof or attic space.

(2)听Chapter 1102--Texas Occupations Code, Chapter 1102.

(3)听Component--A part of a system.

(4)听Cosmetic--Related only to appearance or aesthetics, and not related to performance, operability, or water penetration.

(5)听Deficiency--In the reasonable judgment of the inspector, a condition that:

(A)听adversely and materially affects the performance of a system, or component; or

(B)听constitutes a hazard to life, limb, or property as specified by these standards of practice.

(6)听Deficient--Reported as having one or more deficiencies.

(7)听Gas distribution system--All gas lines between the point of delivery and appliance shutoff valves.

(A)听The point of delivery for a natural gas system is:

(i)听the outlet of the service meter assembly;

(ii)听the outlet of the service regulator; or

(iii)听the service shut valve where a meter is not provided. Where a system shutoff valve is provided after the outlet of the service meter assembly, such valve shall be considered to be downstream of the point of delivery.

(B)听The point of delivery for undiluted liquefied petroleum gas systems is the outlet of the service pressure regulator, exclusive of line gas regulators, in the system.

(8)听Inspect--To operate in normal ranges using ordinary controls at typical settings, look at and examine accessible systems or components and report observed deficiencies as specified by these standards of practice.

(9)听Performance--Achievement of an operation, function or configuration relative to accepted industry standard practices with consideration of age and normal wear and tear from ordinary use.

(10)听Report--To provide the inspector's opinions and findings regarding systems and components required by the standards of practice.

(11)听Standards of practice--搂搂535.227 - 535.233 of this title.

535.227 (c) General Requirements.

The inspector shall:

(1)听operate fixed or installed equipment and appliances listed herein in at least one mode with ordinary controls at typical settings;

(2)听visually inspect accessible systems or components from near proximity to the systems and components, and from the interior of the attic and crawl spaces; and

(3)听complete the standard inspection report form as required by 搂535.222 and 搂535.223 of this title.

535.227 (d) General Limitations.

The inspector is not required to:

(1)听inspect:

(A)听items other than those listed within these standards of practice;

(B)听elevators;

(C)听detached buildings, decks, docks, fences, waterfront structures, or related equipment;

(D)听anything buried, hidden, latent, or concealed;

(E)听sub-surface drainage systems;

(F)听automated or programmable control systems, automatic shutoff, photoelectric sensors, timers, clocks, metering devices, signal lights, lightning arrestor system, remote controls, security or data distribution systems, solar panels or smart home automation components; or

(G)听concrete flatwork such as driveways, sidewalks, walkways, paving stones or patios;

(2)听report:

(A)听past repairs that appear to be effective and workmanlike except as specifically required by these standards;

(B)听cosmetic or aesthetic conditions; or

(C)听wear and tear from ordinary use;

(3)听determine:

(A)听the presence or absence of pests, termites, or other wood-destroying insects or organisms;

(B)听the presence, absence, or risk of:

(i)听asbestos;

(ii)听lead-based paint;

(iii)听mold, mildew;

(iv)听corrosive or contaminated drywall "Chinese Drywall"; or

(v)听any other environmental hazard, environmental pathogen, carcinogen, toxin, mycotoxin, pollutant, fungal presence or activity, or poison;

(C)听types of wood or preservative treatment and fastener compatibility;

(D)听the cause or source of a condition;

(E)听the cause or effect of deficiencies; or

(F)听any of the following issues concerning a system or component:

(i)听insurability or warrantability;

(ii)听suitability, adequacy, compatibility, capacity, reliability, marketability, or operating costs;

(iii)听recalls, counterfeit products, or product lawsuits;

(iv)听life expectancy or age;

(v)听energy efficiency, vapor barriers, or thermostatic performance;

(vi)听听compliance with any code, listing, testing or protocol authority;

(vii)听utility sources; or

(viii)听manufacturer or regulatory requirements, except as specifically required by these standards;

(4)听anticipate future events or conditions, including but not limited to:

(A)听decay, deterioration, or damage that may occur after the inspection;

(B)听deficiencies from abuse, misuse or lack of use;

(C)听changes in performance of any component or system due to changes in use or occupancy;

(D)听the consequences of the inspection or its effects on current or future buyers and sellers;

(E)听common household accidents, personal injury, or death;

(F)听the presence of water penetrations; or

(G)听future performance of any item;

(5)听operate shutoff, safety, stop, pressure or pressure-regulating valves or items requiring the use of codes, keys, combinations, or similar devices;

(6)听designate conditions as safe;

(7)听recommend or provide engineering, architectural, appraisal, mitigation, physical surveying, realty, or other specialist services;

(8)听review historical records, installation instructions, repair plans, cost estimates, disclosure documents, or other reports;

(9)听verify sizing, efficiency, or adequacy of the ground surface drainage system;

(10)听verify sizing, efficiency, or adequacy of the gutter and downspout system;

(11)听operate recirculation or sump pumps;

(12)听remedy conditions preventing inspection of any item;

(13)听apply open flame or light a pilot to operate any appliance;

(14)听turn on decommissioned equipment, systems or utility services; or

听听听听听 (15)听provide repair cost estimates, recommendations, or re-inspection services.

535.227 (e) Conflicting Prov.

In the event of a conflict between the general provisions set out in this section, and the specific provisions specified elsewhere in the standards of practice, specific provisions shall take precedence.

535.227 (f) Departure Provision.

(1)听An inspector may depart from the inspection of a component or system required by the standards of practice only if:

(A)听the inspector and client agree the item is not to be inspected;

(B)听the inspector is not qualified to inspect the item;

(C)听in the reasonable judgment of the inspector, the inspector determines that:

(i)听conditions exist that prevent inspection of an item;

(ii)听conditions or materials are hazardous to the health or safety of the inspector; or

(iii)听the actions of the inspector may cause damage to the property; or

(D)听the item is a common element of a multi-family development and is not in physical contact with the unit being inspected, such as the foundation under another building or a part of the foundation under another unit in the same building.

(2)听If an inspector departs from the inspection of a component or system required by the standards of practice, the inspector shall:

(A)听notify the client at the earliest practical opportunity that the component or system will not be inspected; and

(B)听make an appropriate notation on the inspection report form, stating the reason the component or system was not inspected.

(3)听If the inspector routinely departs from inspection of a component or system required by the standards of practice, and the inspector has reason to believe that the property being inspected includes that component or system, the inspector shall not perform the inspection of the property until the inspector notifies the client, or the prospective client, that the component or system will not be inspected.

535.227 (g) Enforcement.

Failure to comply with the standards of practice is grounds for disciplinary action as prescribed by Chapter 1102.

535.228: Standards of Practice: Minimum Inspection Requirements for Structural Systems听

535.228 (a) Foundations.

听(1) The inspector shall:

听听听听(A) render a written opinion as to the performance of the foundation;

听听听听(B) report:

听听听听听听(i) the type of foundations; and

听听听听听听(ii) the vantage point from which the crawl space was inspected;

听听听听(C) generally report present and visible indications used to render the opinion of adverse performance, such as:

听听听听听听(i) binding, out-of-square, non-latching doors;

听听听听听听(ii) framing or frieze board separations;

听听听听听听(iii) sloping floors;

听听听听听听(iv) window, wall, floor, or ceiling cracks or separations; and

听听听听听听(v) rotating, buckling, cracking, or deflecting masonry cladding; and

听听听听(D) report as Deficient:

听听听听听听(i) deteriorated materials;

听听听听听听(ii) deficiencies in foundation components such as; beams, joists, bridging, blocking, piers, posts, pilings, columns, sills or subfloor;

听听听听听听(iii) deficiencies in retaining walls related to foundation performance;

听听听听听听(iv) exposed or damaged reinforcement;

听听听听听听(v) crawl space ventilation that is not performing; and

听听听听听听(vi) crawl space drainage that is not performing.

听听(2) The inspector is not required to:

听听听听(A) enter a crawl space or any area where headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high;

听听听听(B) provide an exhaustive list of indicators of possible adverse performance; or

听听听听(C) inspect retaining walls not related to foundation performance.

535.228 (b) Grading and Drainage.

(1)听听The inspector shall report as Deficient:

(A)听drainage around the foundation that is not performing;

(B)听deficiencies in grade levels around the foundation; and

(C)听deficiencies in installed gutter and downspout systems.

(2)听The inspector is not required to:

(A)听inspect flatwork or detention/retention ponds (except as related to slope and drainage);

(B)听determine area hydrology or the presence of underground water; or

(C)听determine the efficiency or performance of underground or surface drainage systems.

535.228 (c) Roof Covering Materials.

听

(1)听The inspector shall:

(A)听inspect the roof covering materials from the surface of the roof;

(B)听report:

(i)听type of roof coverings;

(ii)听vantage point from where the roof was inspected;

(iii)听evidence of water penetration; and

(iv)听evidence of previous repairs to the roof covering material, flashing details, skylights and other roof penetrations; and

(C)听report as Deficient deficiencies in:

(i)听fasteners;

(ii)听adhesion;

(iii)听roof covering materials;

(iv)听flashing details;

(v)听skylights; and

(vi)听other roof penetrations.

(2)听The inspector is not required to:

(A)听听inspect the roof from the roof level if, in the inspector's reasonable judgment:

(i)听the inspector cannot safely reach or stay on the roof; or

(ii)听significant damage to the roof covering materials may result from walking on the roof;

(B)听determine:

(i)听the remaining life expectancy of the roof covering; or

(ii)听the number of layers of roof covering material;

(C)听identify latent hail damage;

(D)听exhaustively examine all fasteners and adhesion; or

(E)听provide an exhaustive list of locations of deficiencies and water penetrations.

535.228 (d) Roof Structures and Attics.

(1)听The inspector shall:

(A)听report:

(i)听the vantage point from which the attic space was inspected;

(ii)听approximate average depth of attic insulation; and

(iii)听evidence of water penetration; and

(B)听report as Deficient:

(i)听attic space ventilation that is not performing;

(ii)听deflections or depressions in the roof surface as related to adverse performance of the framing and decking; and

(iii)听missing insulation; and

(iv)听deficiencies in:

(I)听installed framing members and decking;

(II)听attic access ladders and access openings; and

(III)听attic ventilators.

(2)听The inspector is not required to:

(A)听enter attics or unfinished spaces where openings are less than 22 inches by 30 inches or headroom is less than 30 inches;

(B)听operate powered ventilators; or

(C)听provide an exhaustive list of locations of deficiencies and water penetrations.

535.228 (e) Interior walls, ceilings, floors, and doors.

(1)听The inspector shall:

(A)听report evidence of water penetration; and

(B)听report as Deficient:

(i)听deficiencies in the condition and performance of doors and hardware;

(ii)听deficiencies related to structural performance or water penetration; and

(iii)听the absence of or deficiencies in fire separation between the garage and the living space and between the garage and its attic.

(2)听The inspector is not required to:

(A)听report cosmetic damage or the condition of floor, wall, or ceiling coverings; paints, stains, or other surface coatings; cabinets; or countertops; or

(B)听provide an exhaustive list of locations of deficiencies and water penetrations.

535.228 (f) Exterior walls, doors, and windows.

(1)听The inspector shall:

(A)听report evidence of water penetration; and

(B)听report as Deficient:

(i)听the absence of performing emergency escape and rescue openings in all sleeping rooms;

(ii)听an attached garage doorway that is not equipped with self-closing or automatic closing devices;

(iii)听a door between the residence and an attached garage that is:

(I)听a solid wood door less than 1-3/8 inches thick;

(II)听a solid honeycomb core steel door less than 1-3/8 inches thick; or

(III)听not a 20-minute fire-rated door;

(iv)听missing or damaged screens;

(v)听deficiencies related to structural performance or water penetration; and

(vi)听deficiencies in:

(I)听weather stripping, gaskets or other air barrier materials;

(II)听claddings;

(III)听water resistant materials and coatings;

(IV)听flashing details and terminations;

(V)听the condition and performance of exterior doors, garage doors and hardware; and

(VI)听the condition and performance of windows and components.

(2)听听听The inspector is not required to:

(A)听report the condition of awnings, blinds, shutters, security devices, or other non-structural systems;

(B)听determine the cosmetic condition of paints, stains, or other surface coatings;

(C)听operate a lock if the key is not available; or

(D)听听provide an exhaustive list of locations of deficiencies and water penetrations.

535.228 (g) Exterior and interior glazing.

(1)听The inspector shall report as Deficient:

(A)听insulated windows that are obviously fogged or display other evidence of broken seals;

(B)听deficiencies in glazing, weather stripping and glazing compound in windows and doors;

(C)听the absence of safety glass in hazardous locations; and

(D)听the absence of fall protection at windows that are located less than 24 inches from the finished floor and greater than 72 inches from the finished grade.

(2)听The inspector is not required to:

(A)听exhaustively inspect insulated windows for evidence of broken seals;

(B)听exhaustively inspect glazing for identifying labels; or

(C)听identify specific locations of damage.

535.228 (h) Interior and exterior stairways.

(1)听The inspector shall report as Deficient:

(A)听spacing between intermediate balusters, spindles, or rails for steps, stairways, guards, and railings that permit passage of an object greater than 4 inches in diameter, except that on the open side of the staircase treads, spheres less than 4-3/8 inches in diameter may pass through the guard rail balusters or spindles; and

(B)听deficiencies in steps, stairways, landings, guardrails, and handrails.

(2)听The inspector is not required to exhaustively measure every stairway component.

535.228 (i) Fireplaces and chimneys.

听

(1)听The inspector shall report as Deficient:

(A)听built-up creosote in accessible areas of the firebox and flue;

(B)听the presence of combustible materials in near proximity to the firebox opening;

(C)听the absence of fireblocking at the attic penetration of the chimney flue, where accessible; and

(D)听deficiencies in the:

(i)听damper;

(ii)听lintel, hearth, hearth extension, and firebox;

(iii)听gas fixture installed in the fireplace not associated with the gas distribution system;

(iv)听circulating fan;

(v)听combustion air vents; and

(vi)听chimney structure, termination, coping, crown, caps, and spark arrestor.

(2)听The inspector is not required to:

(A)听verify the integrity of the flue;

(B)听perform a chimney smoke test; or

(C)听determine the adequacy of the draft.

535.228 (j) Porches, Balconies, Decks, and Carports.

(1)听The inspector shall:

(A)听inspect:

(i)听attached balconies, carports, and porches; and

(ii)听abutting porches, decks, and balconies that are used for ingress and egress; and

(B)听report as Deficient:

(i)听on decks 30 inches or higher above the adjacent grade, spacings between intermediate balusters, spindles, or rails that permit passage of an object greater than four inches in diameter; and

(ii)听deficiencies in accessible components.

(2)听The inspector is not required to:

(A)听exhaustively measure every porch, balcony, deck, or attached carport components; or

听听听听听听听听听听听听 (B)听enter any area where headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high.

535.229: Standards of Practice: Minimum Inspection Requirements for Electrical Systems

535.229 (a) Service Entrance and Panels.

(1)听The inspector shall report as Deficient:

(A)听a drop, weatherhead or mast that is not securely fastened to the building;

(B)听the absence of or deficiencies in the grounding electrode system;

(C)听missing or damaged dead fronts or covers plates;

(D)听conductors not protected from the edges of electrical cabinets, gutters, or cutout boxes;

(E)听electrical cabinets and panel boards not appropriate for their location; such as a clothes closet, bathrooms or where they are exposed to physical damage;

(F)听electrical cabinets and panel boards that are not accessible or do not have a minimum of 36-inches of clearance in front of them;

(G)听deficiencies in:

(i)听electrical cabinets, gutters, cutout boxes, and panel boards;

(ii)听the insulation of the service entrance conductors, drip loop, separation of conductors at weatherheads, and clearances;

(iii)听the compatibility of overcurrent devices and conductors;

(iv)听the overcurrent device and circuit for labeled and listed 250 volt appliances;

(v)听bonding and grounding;

(vi)听conductors; and

(vii)听the operation of installed ground-fault or arc-fault circuit interrupter devices; and

(H)听the absence of:

(i)听trip ties on 250 volt overcurrent devices or multi-wire branch circuit;

(ii)听appropriate connections;

(iii)听anti-oxidants on aluminum conductor terminations; and

(iv)听main disconnecting means.

(2)听The inspector is not required to:

(A)听determine present or future sufficiency of service capacity amperage, voltage, or the capacity of the electrical system;

(B)听conduct voltage drop calculations;

(C)听determine the accuracy of overcurrent device labeling;

(D)听remove covers where hazardous as judged by the inspector;

(E)听verify the effectiveness of overcurrent devices; or

听听听听听听听听听听听听 (F)听operate overcurrent devices.

535.229 (b) Branch circuits, connected devices, and fixtures.

(1)听The inspector shall:

(A)听manually test the installed and accessible smoke and carbon monoxide alarms;

(B)听report the type of branch circuit conductors; and

(C)听report as Deficient:

(i)听the absence of ground-fault circuit interrupter protection in all:

(I)听bathroom receptacles;

(II)听garage and accessory building receptacles;

(III)听outdoor receptacles;

(IV)听crawl space receptacles and lighting outlets;

(V)听basement receptacles;

(VI)听receptacles that serve kitchen countertops;

(VII)听receptacles that are located within six feet of the outside edge of a sink, shower, or bathtub;

(VIII)听laundry area receptacles;

(IX)听indoor damp and wet location receptacles;

(X)听kitchen dishwasher receptacle; and

(XI)听electrically heated floors;

(ii)听the absence of arc-fault protection in the following locations:

(I)听kitchens;

(II)听family rooms;

(III)听dining rooms;

(IV)听living rooms;

(V)听parlors;

(VI)听libraries;

(VII)听dens;

(VIII)听bedrooms;

(IX)听sunrooms;

(X)听recreation rooms;

(XI)听closets;

(XII)听hallways; and

(XIII)听laundry area;

(iii)听the failure of operation of ground-fault circuit interrupter protection devices;

(iv)听missing or damaged receptacle, switch or junction box covers;

(v)听the absence of:

(I)听听equipment disconnects; and

(II)听听appropriate connections, such as copper/aluminum approved devices, if branch circuit aluminum conductors are discovered in the main or sub-panel based on a random sampling of accessible receptacles and switches;

(vi)听receptacles less than five and a half feet above the floor that are not tamper resistant;

(vii)听deficiencies in 125 volt receptacles by determining the:

(I)听presence of power;

(II)听correct polarity; and

(III)听presence of grounding;

(viii)听deficiencies in 250 volt receptacles by determining the presence of power;

(ix)听deficiencies in

(I)听switches;

(II)听bonding or grounding;

(III)听wiring, wiring terminations, junction boxes, devices, and fixtures, including improper location;

(IV)听doorbell and chime components; and

(V)听smoke and carbon monoxide alarms;

(x)听improper use of extension cords;

(xi)听deficiencies in or absences of conduit, where applicable;

(xii)听the absence of smoke alarms:

(I)听in each sleeping room;

(II)听outside each separate sleeping area in the immediate vicinity of the sleeping rooms; and

(III)听in the living space of each story of the dwelling; and

(xiii)听the absence of carbon monoxide alarms outside each separate sleeping area in the immediate vicinity of the sleeping rooms when either of the following conditions exist:

(I)听fuel fired appliance are installed in the dwelling; or

(II)听an attached garage with an opening into the dwelling unit.

(2)听The inspector is not required to:

(A)听inspect low voltage wiring;

(B)听disassemble mechanical appliances;

(C)听verify the effectiveness of smoke alarms;

(D)听verify interconnectivity of smoke alarms;

(E)听activate smoke or carbon monoxide alarms that are or may be monitored or require the use of codes;

(F)听verify that smoke alarms are suitable for the hearing-impaired;

(G)听remove the covers of junction, fixture, receptacle or switch boxes unless specifically required by these standards; or

听听听听听听听听听听听听 (H)听test arc-fault circuit interrupter devices when the property is occupied or damage to personal property may result, in the inspector's reasonable judgment.

535.230: Standards of Practice: Minimum Inspection Requirements for Heating, Ventilation, and Air Conditioning Systems

535.230 (a) Heating Equipment.

(1)听General requirements. The inspector shall:

(A)听report:

(i)听the type of heating systems; and

(ii)听the energy sources; and

(B)听report as Deficient:

(i)听inoperative units;

(ii)听deficiencies in the thermostats;

(iii)听inappropriate location;

(iv)听the lack of protection from physical damage;

(v)听burners, burner ignition devices or heating elements, switches, and thermostats that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor installation;

(vi)听the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish;

(vii)听when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement; and

(viii)听deficiencies in mounting and performance of window and wall units.

(2)听Requirements for electric units. The inspector shall report deficiencies in:

(A)听performance of heat pumps;

(B)听performance of heating elements; and

(C)听condition of conductors; and

(3)听Requirements for gas units. The inspector shall report as Deficient:

(A)听gas leaks in the heating equipment not associated with the gas distribution system;

(B)听flame impingement, uplifting flame, improper flame color, or excessive scale buildup; and

(C)听deficiencies in:

(i)听combustion, and dilution air; and

听听听听听听听听听听听听听听听听听听 (ii)听the vent pipe, draft hood, draft, proximity to combustibles, and vent termination point and clearances.

535.230 (b) Cooling Equipment.

听 (1)听Requirements for cooling units other than evaporative coolers.

(A)听the inspector shall:

(i)听report the type of systems;

(ii)听measure and report the temperature difference between the supply air and the returned air or report industry-accepted method used to determine performance; and

(iii)听generally report extraneous factors or conditions, present on the day of the inspection, that would adversely impact the temperature differential of an otherwise performing unit; and

(B)听the inspector shall report as Deficient:

(i)听inoperative units;

(ii)听deficiencies in the performance of the cooling system that:

(I)听fails to achieve a 15 degrees Fahrenheit to 22 degrees Fahrenheit temperature differential; or

(II)听fails to cool adequately as determined by other industry-accepted methods;

(iii)听the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish;

(iv)听when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement;

(v)听noticeable vibration of blowers or fans;

(vi)听water in the auxiliary/secondary drain pan;

(vii)听a primary drain pipe that discharges in a sewer vent;

(viii)听missing or deficient refrigerant pipe insulation;

(ix)听dirty coils, where accessible;

(x)听condensing units lacking adequate clearances or air circulation or that has deficiencies in the fins, location, levelness, or elevation above grade surfaces; and

(xi)听deficiencies in:

(I)听听the condensate drain and auxiliary/secondary pan and drain system;

(II)听mounting and performance of window or wall units; and

(III)听thermostats.

(2)听Requirements for evaporative coolers.

(A)听the inspector shall report:

(i)听type of systems; and

(ii)听the type of water supply line; and

(B)听the inspector shall report as Deficient:

(i)听inoperative units;

(ii)听inadequate access and clearances;

(iii)听deficiencies in performance or mounting;

(iv)听missing or damaged components;

(v)听the presence of active water leaks; and

(vi)听the absence of backflow prevention.

535.230 (c) Duct Systems, Chases, and Vents.

听(1)听the inspector shall report as Deficient:

(A)听damaged duct systems or improper material;

(B)听damaged or missing duct insulation;

(C)听the absence of air flow at accessible supply registers;

(D)听the presence of gas piping and sewer vents concealed in ducts, plenums and chases;

(E)听ducts or plenums in contact with earth; and

(F)听deficiencies in:

(i)听filters;

(ii)听grills or registers; and

(iii)听the location of return air openings.

535.230 (d) General Limitations.

For heating, ventilation, and air conditioning systems inspected under this section, the inspector is not required to perform the following actions:

(1)听program digital thermostats or controls;

(2)听inspect:

(A)听for pressure of the system refrigerant, type of refrigerant, or refrigerant leaks;

(B)听winterized or decommissioned equipment; or

(C)听duct fans, humidifiers, dehumidifiers, air purifiers, motorized dampers, electronic air filters, multi-stage controllers, sequencers, heat reclaimers, wood burning stoves, boilers, oil-fired units, supplemental heating appliances, de-icing provisions, or reversing valves;

(3)听operate:

(A)听setback features on thermostats or controls;

(B)听radiant heaters, steam heat systems, or unvented gas-fired heating appliances; or

(C)听cooling or heating systems when weather conditions or other circumstances may cause equipment damage, including:

(i)听cooling equipment when the outdoor temperature is less than 60 degrees Fahrenheit; and

(ii)听heat pumps, in the heat pump mode, when the outdoor temperature is above 70 degrees Fahrenheit;

(4)听verify:

(A)听compatibility of components;

(B)听tonnage and manufacturer match of indoor coils and outside coils or condensing units;

(C)听the accuracy of thermostats; or

(D)听the integrity of the heat exchanger; or

(5)听determine:

(A)听sizing, efficiency, or adequacy of the system;

(B)听balanced air flow of the conditioned air to the various parts of the building; or

(C)听types of materials contained in insulation.

535.231: Standards of Practice: Minimum Inspection Requirements for Plumbing Systems

535.231 (a) Plumbing Systems.

(1)听The inspector shall:

(A)听report:

(i)听location of water meter;

(ii)听location of homeowners main water supply shutoff valve; and

(iii)听static water pressure;

(iv)听visible material used for water supply lines and drain lines;

(B)听report as Deficient:

(i)听the presence of active leaks;

(ii)听water pressure exceeding 80 PSI;

(iii)听the lack of a pressure reducing valve when the water pressure exceeds 80 PSI;

(iv)听the lack of a visible expansion tank when a pressure reducing valve, check valve, or backflow preventer is in place at the water supply line/system;

(v)听the absence of:

(I)听fixture shutoff valves;

(II)听dielectric unions, when applicable;

(III)听back-flow devices, anti-siphon devices, or air gaps at the flow end of fixtures; and

(vi)听deficiencies in:

(I)听water supply pipes and waste pipes;

(II)听the installation and termination of the vent system;

(III)听the performance of fixtures and faucets not connected to an appliance;

(IV)听water supply, as determined by viewing functional flow in two fixtures operated simultaneously;

(V)听fixture drain performance;

(VI)听orientation of hot and cold faucets

(VII)听installed mechanical drain stops;

(VIII)听commodes, fixtures, showers, tubs, and enclosures; and

(IX)听the condition of the gas distribution system.

(2)听The inspector is not required to:

(A)听operate any main, branch, or shut-off valves;

(B)听operate or inspect sump pumps or waste ejector pumps;

(C)听verify the performance of:

(i)听the bathtub overflow;

(ii)听clothes washing machine drains or hose bibbs; or

(iii)听floor drains;

(D)听inspect:

(i)听any system that has been winterized, shut down or otherwise secured;

(ii)听circulating pumps, free-standing appliances, solar water heating systems, water-conditioning equipment, filter systems, water mains, private water supply systems, water wells, pressure tanks, sprinkler systems, swimming pools, or fire sprinkler systems;

(iii)听inaccessible gas supply system components for leaks;

(iv)听for sewer clean-outs; or

(v)听听for the presence or performance of private sewage disposal systems; or

(E) determine:

(i)听quality, potability, or volume of the water supply; or

(ii)听effectiveness of backflow or anti-siphon devices.

535.231 (b) Water Heaters.

听

(1)听General Requirements.

(A)听The inspector shall:

(i) report:

(I)听the energy source;

(II)听the capacity of the units;

(ii)听report as Deficient:

(I)听inoperative units;

(II)听leaking or corroded fittings or tanks;

(III)听damaged or missing components;

(IV)听the absence of a cold water shutoff valve;

(V)听if applicable, the absence of a pan or a pan drain system that does not terminate over a waste receptor or to the exterior of the building above the ground surface;

(VI)听inappropriate locations;

(VII)听the lack of protection from physical damage;

(VIII)听burners, burner ignition devices or heating elements, switches, or thermostats that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor installation;

(IX)听the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish;

(X)听when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement;

(XI)听the absence of or visible deficiencies in the temperature and pressure relief valve and discharge piping; and

(XII)听a temperature and pressure relief valve that failed to operate, when tested manually.

(B)听The inspector is not required to:

(i)听verify the effectiveness of the temperature and pressure relief valve, discharge piping, or pan drain pipes;

(ii)听operate the temperature and pressure relief valve if the operation of the valve may, in the inspector's reasonable judgment, cause damage to persons or property; or

(iii)听determine the efficiency or adequacy of the unit.

(2)听Requirements for electric units. The inspector shall report as Deficient deficiencies in:

(A)听performance of heating elements; and

(B)听condition of conductors; and

(3)听Requirements for gas units. The inspector shall report as Deficient:

(A)听gas leaks in water heater not associated with the gas distribution system;

(B)听flame impingement, uplifting flame, improper flame color, or excessive scale build-up; and

(C)听deficiencies in:

(i)听combustion and dilution air; and

(ii)听vent pipe, draft hood, draft, proximity to combustibles, and vent termination point and clearances.

535.231 (c) Hydro-massage Therapy Equipment.

听

(1)听The inspector shall report as Deficient:

(A)听inoperative units;

(B)听the presence of active leaks;

(C)听deficiencies in components and performance;

(D)听missing and damaged components;

(E)听the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; and

(F)听the absence or failure of operation of ground-fault circuit interrupter protection devices.

(2)听The inspector is not required to determine the adequacy of self-draining features of circulation systems.

535.231 (d) Gas distribution systems.

(1)听The inspector shall:

(A)听report:

(i)听location of gas meter; and

(ii)听visible material used for gas distribution system;

(B)听report as Deficient:

(i)听noticeable gas leaks;

(ii)听the absence of a gas shutoff valve within six feet of the appliance;

(iii)听the absence of a gas appliance connector or one that exceeds six feet in length;

(iv)听gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings;

(v)听deficiencies in:

(I)听gas shutoff valves;

(II)听access to a gas shutoff valves that prohibits full operation;

(III)听gas appliance connector materials; and

(IV)听the condition and type of gas distribution lines and fittings;

(vi)听lack of visible bonding on gas distribution system, including corrugated stainless steel tubing (CSST); and

(vii)听lack of visible sediment traps.

(2)听Specific limitation for gas lines. The inspector is not required to:

(A)听inspect sacrificial anode bonding or for its existence;

(B)听pressurize or test gas system, drip legs or shutoff valves;

(C)听operate gas line shutoff valves; or

(D)听light or ignite pilot flames.

535.232: Standards of Practice: Minimum Inspection Requirements for Appliances

535.232 (a) Dishwashers.

The inspector shall report as Deficient:

(1)听inoperative units;

(2)听deficiencies in performance or mounting;

(3)听rusted, missing or damaged components;

(4)听the presence of visible active water leaks; and

(5)听the absence of visible backflow prevention.

535.232 (b) Food Waste Disposers.

The inspector shall report as Deficient:

(1)听inoperative units;

(2)听deficiencies in performance or mounting;

(3)听missing or damaged components; and

听听听听听 (4)听the presence of visible active water leaks.

535.232 (c) Range hoods and exhaust systems.

The inspector shall report as Deficient:

(1)听inoperative units;

(2)听deficiencies in performance or mounting;

(3)听missing or damaged components;

(4)听ducts that do not terminate outside the building, if the unit is not of a re-circulating type or configuration; and

(5)听improper duct material.

535.232 (d) Electric or gas ranges, cooktops, and ovens.

The inspector shall report as Deficient:

(1)听inoperative units;

(2)听missing or damaged components;

(3)听combustible material within thirty inches above the cook top burners;

(4)听absence of an anti-tip device, if applicable;

(5)听gas leaks in the gas range, cooktops and ovens not associated with the gas distribution system; and

(6)听deficiencies in:

(A)听thermostat accuracy (within 25 degrees Fahrenheit at a setting of 350 degrees Fahrenheit); and

(B)听mounting and performance.

535.232 (e) Microwave ovens.

The inspector shall inspect built-in units and report as Deficient:

(1)听inoperative units;

(2)听deficiencies in performance or mounting; and

(3)听missing or damaged components.

535.232听(f) Mechanical exhaust systems and bathroom heaters.

The inspector shall report as Deficient:

(1)听the lack of mechanical ventilation in a bathroom if no operable window is present;

(2)听inoperative units;

(3)听deficiencies in performance or mounting;

(4)听missing or damaged components;

(5)听ducts that do not terminate outside the building; and

(6)听a gas heater that is not vented to the exterior of the building unless the unit is listed as an unvented type.

535.232听(g) Garage door operators.

The inspector shall report as Deficient:

(1)听inoperative units;

(2)听deficiencies in performance or mounting;

(3)听missing or damaged components;

(4)听installed photoelectric sensors located more than six inches above the garage floor;

(5)听deficiencies in performance or absence of auto reversing mechanisms and manual detachment device; and

(6)听door locks or side ropes that have not been removed or disabled.

535.232听(h) Dryer exhaust systems.

The inspector shall report as Deficient:

(1)听missing or damaged components;

(2)听the absence of a dryer exhaust system when provisions are present for a dryer;

(3)听ducts that do not terminate to the outside of the building;

(4)听screened terminations; and

(5)听ducts that are not made of metal with a smooth interior finish.

535.232听(i) General provisions.

The inspector is not required to:

(1)听operate or determine the condition of other auxiliary components of inspected items;

(2)听test for microwave oven radiation leaks;

(3)听inspect self-cleaning functions;

(4)听disassemble appliances;

(5)听determine the adequacy of venting systems;

(6)听determine proper routing and lengths of duct systems;

(7)听operate or determine the condition of clothes washer, clothes dryer, or refrigerator; or

(8)听operate or determine the condition of other built in appliances, except as provided for under 搂535.233(h), of this title.

535.233: Standards of Practice: Minimum Inspection Requirements for Optional Systems

535.233 (a) Limitations.

An inspector is not required to inspect the components or systems described under this section.

535.233 (b) Scope.

If an inspector agrees to inspect a component or system described under this section, the general provisions under 搂535.227 of this title and the provisions and requirements of this section applicable to that component or system apply.

535.233 (c) Landscape irrigation (sprinkler) systems.

听

(1)听The inspector shall:

(A)听manually operate all zones or stations on the system through the controller;

(B)听report as Deficient:

(i)听the absence of a rain or moisture sensor;

(ii)听 inoperative zone valves;

(iii)听surface water leaks;

(iv)听the absence of a backflow prevention device;

(v)听the absence of shutoff valves between the water meter and backflow device;

(vi)听deficiencies in the performance and mounting of the controller;

(vii)听missing or damaged components; and

(viii)听deficiencies in the performance of the water emission devices; such as, sprayer heads, rotary sprinkler heads, bubblers or drip lines.

(2)听The inspector is not required to inspect:

(A)听for effective coverage of the irrigation system;

(B)听the automatic function of the controller;

(C)听the effectiveness of the sensors; such as, rain, moisture, wind, flow or freeze sensors;

(D)听sizing and effectiveness of backflow prevention device; or

(E)听report on the performance of an underground zone.

535.233 (d) Swimming pools, spas, hot tubs, and equipment.

听

(1)听The inspector shall:

(A)听report the type of construction;

(B)听report as Deficient:

(i)听the presence of a single blockable main drain (potential entrapment hazard);

(ii)听a pump motor, blower, or other electrical equipment that lacks bonding;

(iii)听the absence of or deficiencies in safety barriers;

(iv)听water leaks in above-ground pipes and equipment;

(v)听the absence or failure in performance of ground-fault circuit interrupter protection devices; and

(vi)听deficiencies in:

(I)听surfaces;

(II)听tiles, coping, and decks;

(III)听slides, steps, diving boards, handrails, and other equipment;

(IV)听drains, skimmers, and valves;

(V)听filters, gauges, pumps, motors, controls, and sweeps;

(VI)听lighting fixtures; and

(VII)听the pool heater that these standards of practice require to be reported for the heating system.

(2)听The inspector is not required to:

(A)听disassemble filters or dismantle or otherwise open any components or lines;

(B)听operate valves;

(C)听uncover or excavate any lines or concealed components of the system;

(D)听fill the pool, spa, or hot tub with water;

(E)听inspect any system that has been winterized, shut down, or otherwise secured;

(F)听determine the presence of sub-surface water tables;

(G)听determine the effectiveness of entrapment covers;

(H)听determine the presence of pool shell or sub-surface leaks; or

(I)听inspect ancillary equipment such as computer controls, covers, chlorinators or other chemical dispensers, or water ionization devices or conditioners other than required by this section.

听535.233 (e) Outbuildings.

(1)听The inspector shall report as Deficient the absence or failure in performance of ground-fault circuit interrupter protection devices in grade-level portions of unfinished accessory buildings used for storage or work areas, boathouses, and boat hoists; and

(2)听The inspector shall report as Deficient deficiencies in the structural, electrical, plumbing, heating, ventilation, and cooling systems that these standards of practice require to be reported for the principal building.

535.233 (f) Private water wells.

(1)听The inspector shall:

(A)听operate at least two fixtures simultaneously;

(B)听recommend or arrange to have performed coliform testing;

(C)听report:

(i)听the type of pump and storage equipment;

(ii)听the proximity of any known septic system; and

(D)听report as Deficient deficiencies in:

(i)听water pressure and flow and performance of pressure switches;

(ii)听the condition of accessible equipment and components; and

(iii)听the well head, including improper site drainage and clearances.

(2)听The inspector is not required to:

(A)听open, uncover, or remove the pump, heads, screens, lines, or other components of the system;

(B)听determine the reliability of the water supply or source; or

(C)听locate or verify underground water leaks.

535.233 (g) Private sewage disposal systems.

听

(1)听The inspector shall:

(A) report:

(i)听the type of system;

(ii)听the location of the drain or distribution field; and

(iii)听the proximity of any known water wells, underground cisterns, water supply lines, bodies of water, sharp slopes or breaks, easement lines, property lines, soil absorption systems, swimming pools, or sprinkler systems; and

(B) report as Deficient:

(i)听visual or olfactory evidence of effluent seepage or flow at the surface of the ground;

(ii)听inoperative aerators or dosing pumps; and

(iii)听deficiencies in:

(I)听accessible components;

(II)听functional flow;

(III)听site drainage and clearances around or adjacent to the system; and

(IV)听the aerobic discharge system.

(2)听The inspector is not required to:

(A)听excavate or uncover the system or its components;

(B)听determine the size, adequacy, or efficiency of the system; or

(C)听determine the type of construction used.

535.233 (h) Other built-in appliances.

The inspector shall report deficiencies in condition or operation of other built-in appliances not listed under 搂535.232 of this title.