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THE ARIZONA
CHAPTER OF THE
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STANDARDS OF PROFESSIONAL PRACTICE
TABLE OF CONTENTS
Section Description
Glossary NOTE: Italicized words are defined in the Glossary
1.1 These Standards define the practice of Home Inspection in the State of Arizona.
1.2 These Standards of Practice
A. provide inspection guidelines.
B. make public the services provided by private fee-paid inspectors.
2.1 Inspections performed to these Standards shall provide the client with a better understanding of the property conditions, as observed at the time of the inspection.
2.2 Inspectors shall:
A. before the inspection report is delivered, enter into a written agreement with the client or their authorized agent that includes:
the purpose of the inspection.
the date of the inspection.
the name address and certification number of the inspector.
the fee for services.
a statement that the inspection is performed in accordance with these Standards.
limitations or exclusions of systems or components inspected.
B. Observe readily accessible installed systems and components listed in these Standards.
C. submit a written report to the client which shall:
Describe systems and components identified in sections 4-12 of these Standards.
state which systems and components designated for inspection in these Standards have been inspected and any systems and components designated for inspection in these Standards which were present at the time of the inspection and were not inspected and a reason why they were not inspected.
state any systems and components so inspected which were found to be in need of immediate major repair and any recommendations to correct, monitor or evaluate by appropriate persons.
2.3 These Standards are not intended to limit inspectors from:
A. reporting observations and conditions in addition to those required in Section 2.2.
B. excluding systems and components from the inspection if requested by the client.
3.1 General limitations:
A. Inspections done in accordance with these Standards are visual, not technically exhaustive and will not identify concealed conditions or latent defects.
B. These Standards are applicable to buildings with four or less dwelling units and their garages or carports.
3.2 General exclusions:
A. Inspectors are NOT required to report on:
the causes of the need for a major repair.
the methods, materials and costs of corrections.
the suitability of the property for any specialized use.
compliance or non-compliance with applicable regulatory requirements.
the market value of the property or its marketability.
the advisability or inadvisability of purchase of the property.
the presence or absence of pests such as wood damaging organisms, rodents, or insects.
cosmetic items, underground items, or items not permanently installed.
B. Inspectors are NOT required to:
offer warranties or guarantees of any kind.
calculate the strength, adequacy, or efficiency of any system or component.
enter any area or perform any procedure which may damage the property or its components or be dangerous to the inspector or other persons.
operate any system or component which is shut down or otherwise inoperable.
operate any system or component which does not respond to normal operating controls.
disturb insulation, move personal items, furniture, equipment, plant life, soil, snow, ice, or debris which obstructs access or visibility.
determine the presence or absence of any suspected hazardous substance including but not limited to toxins, fungus, molds, mold spores, carcinogens, noise, contaminants in soil, water, and air.
determine the effectiveness of any system installed to control or remove suspected hazardous substances.
predict future conditions, including but not limited to failure of components.
project operating costs of components.
evaluate acoustical characteristics of any system or component.
3.3 Limitations and exclusions specific to individual systems are listed in following sections.
4.1 The inspector shall observe:
A. structural components including:
foundation.
floors.
walls.
columns.
ceilings.
roofs.
4.2 The Inspector shall:
A. describe the type of:
foundation.
floor structure.
wall structure.
columns.
ceiling structure.
roof structure.
B. probe structural components where deterioration is suspected. However, probing is NOT required when probing would damage any finished surface.
C. enter underfloor crawl spaces and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected.
D. report the methods used to inspect underfloor crawl spaces and attics.
E. report signs of water penetration into the building or signs of abnormal or harmful condensation on building components.
5.1 The inspector shall observe:
A. wall cladding, flashings and trim.
B. entryway doors and representative number of windows.
C. garage door operators.
D. decks, balconies, stoops, steps, areaways, and porches including railings.
E. eaves, soffits and fascias.
F. vegetation, grading, drainage, driveways, patios, walkways and retaining walls with respect to their effect on the condition of the building.
5.2 The inspector shall:
A. describe wall cladding materials.
B. operate all entryway doors and representative number of windows including garage doors, manually or by using permanently installed controls of any garage door operator.
C. report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing.
5.3 The inspector is NOT required to observe:
A. storm windows, storm doors, screening, shutters, awnings and similar seasonal accessories.
B. fences.
C. safety glazing.
D. garage door operator remote control transmitters.
E. geological conditions.
F. soil conditions.
H. outbuildings other than garages and carports.
6.1 The inspector shall observe:
A. roof coverings.
C. flashings.
D. skylights, chimneys and roof penetrations.
E. signs of leaks or abnormal condensation on building components.
6.2 The inspector shall:
A. describe the type of roof covering materials.
B. report the methods used to inspect roofing.
6.3 The inspector is NOT required to:
A. walk on the roofing.
B. observe attached accessories including but not limited to solar systems, antennae, and lightning arresters.
7.1 The inspector shall observe:
A. interior water supply and distribution system including:
piping materials, including supports and insulation.
fixtures and faucets.
functional flow.
leaks.
B. interior drain, waste and vent system, including:
traps; drain, waste, and vent piping; piping supports and pipe insulation.
leaks.
C. hot water systems including:
water heating equipment.
chimneys, flues and vents.
D. fuel storage and distribution systems including:
interior fuel storage equipment, supply piping, venting and supports.
leaks.
E. sump pumps.
7.2 The inspector shall:
A. describe:
water supply and distribution piping materials.
drain, waste and vent piping materials.
water heating equipment.
B. operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house.
7.3 The inspector is NOT required to:
A. state the effectiveness of anti-siphon devices.
B. determine whether water supply and waste disposal systems are public or private.
C. operate automatic safety controls.
D. operate any valve except water closet flush valves, fixture faucets and hose faucets.
E. observe:
spas, except as to functional flow and functional drainage.
8.1 The inspector shall observe:
A. service entrance conductors.
B. service equipment, grounding equipment, main overcurrent device, main and distribution panels.
C. amperage and voltage ratings of the service.
D. branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities and voltages.
E. the operation of a representative number of installed lighting fixtures, switches and receptacles located inside the house, garage, and on its exterior walls.
F. the polarity and grounding of all receptacles within six feet of interior plumbing fixtures and all receptacles in the garage or carport, and on the exterior of inspected structures.
G. the operation of ground fault circuit interrupters.
8.2 The inspector shall:
A. describe:
service amperage and voltage.
service entry conductor materials.
service type as being overhead or underground.
location of main and distribution panels.
B. report any observed aluminum branch circuit wiring.
8.3 The inspector is NOT required to:
A. insert any tool, probe or testing device inside the panels.
B. test or operate any overcurrent device except ground fault interrupters.
C. dismantle any electrical device or control other than to remove covers of the main and auxiliary distribution panels.
D. observe
low voltage systems.
smoke detectors.
telephone, security, cable TV, intercoms or other ancillary wiring that is not a part of the primary electrical distribution system.
9.1 The inspector shall observe:
A. permanently installed heating systems including:
heating equipment.
normal operating controls.
automatic safety controls.
chimneys, flues and vents.
solid fuel heating devices.
heat distribution systems including fans, pumps, ducts and piping, with supports, dampers, insulation, air filters, registers, radiators, fan coil units, convectors.
the presence of an installed heat source in each room.
9.2 The inspector shall:
A. describe:
energy source.
heating equipment and distribution type.
B. operate the systems using normal operating controls.
C. open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance.
9.3 The inspector is NOT required to:
A. operate heating systems when weather conditions or other circumstances may cause equipment damage.
B. operate automatic safety controls.
D. ignite or extinguish solid fuel fires.
E. observe:
the interior of flues.
fireplace insert flue connections.
humidifiers.
electronic air filters.
the uniformity or adequacy of heat supply to the various rooms.
10.1 The inspector shall observe:
A. central air conditioning including:
cooling and air handling equipment.
normal operating controls.
B. distribution systems including:
fans, pumps, ducts and piping, with supports, dampers, insulation, air filters, registers, fan-coil units.
the presence of an installed cooling source in each room.
10.2 The inspector shall:
A. describe:
energy sources.
cooling equipment type.
B. operate the systems using normal operating controls.
C. open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance.
10.3 The inspector is NOT required to:
A. operate cooling systems when weather conditions or other circumstances may cause equipment damage.
B. observe non-central air conditioners.
C. observe the uniformity or adequacy of cool-air supply to the various rooms.
11.1 The inspector shall observe:
A. walls, ceiling and floors.
B. steps, stairways, balconies and railings.
C. counters and a representative number of cabinets.
D. a representative number of doors and windows.
E. separation walls, ceilings, and doors between a dwelling unit and an attached garage or another dwelling unit.
F. sumps.
11.2 The inspector shall:
A. operate a representative number of primary windows and interior doors.
B. report signs of water penetration into the building or signs of abnormal or harmful condensation on building components.
11.3 The inspector is NOT required to observe:
A. paint, wallpaper and other finish treatments on the interior walls, ceilings, and floors.
B. carpeting.
C. draperies, blinds or other window treatments.
D. household appliances.
E. recreational facilities or another dwelling unit.
12.1 The inspector shall observe:
A. insulation and vapor retarders in unfinished spaces.
B. ventilation of attics and foundation areas.
C. kitchen, bathroom, and laundry venting systems.
12.2 The inspector shall describe:
A. insulation and vapor retarders in unfinished spaces.
B. absence of same in unfinished space at conditioned surfaces.
12.3 The inspector is NOT required to report on:
A. concealed insulation and vapor retarders.
B. venting equipment which is integral with household appliances.
Automatic Safety Controls:
Devices
designated and installed to protect systems and components from high or low pressures and temperatures, electrical
current, loss of water, loss of ignition, fuel leaks, fire, freezing, or other unsafe conditions.
Central Air Conditioning:
A system which uses ducts to distribute
cooled and/or dehumidified air to more than one room or uses pipes to
distribute chilled water to heat exchangers in more than one room, and that is
not plugged into an electrical convenience outlet.
Client:
A customer who
contracts with a home inspector for a
home inspection.
Component:
A readily accessible and observable aspect
of a system, such as a floor, or
wall, but not individual pieces such as boards or nails where many similar
pieces make up the system.
Cross Connection:
Any physical
connection or arrangement between potable water and any source of
contamination.
Dangerous or Adverse
Situations:
Situations
which pose a threat of injury to the inspector,
and those situations that require the use of special protective clothing or
safety equipment.
Describe:
Report in
writing a system or component by its type, or other observed characteristics, to distinguish
it from other components used for the
same purpose.
Dismantle:
To take apart
or remove any component, device or
piece of equipment that is bolted, screwed, or fastened by other means and that
would not be taken apart or removed by a homeowner in the course of normal
household maintenance.
Engineering:
Any
professional service or creative work requiring education, training, and
experience and the application of special knowledge of the mathematical,
physical and engineering sciences
Evaluation by Appropriate
Persons:
Examination
and analysis by a qualified professional, tradesman, or service technician
beyond that provided by the home inspector.
Functional Drainage:
A drain is
functional when it empties in a reasonable amount of time and does not overflow
when another fixture is drained simultaneously.
Functional
Flow:
A reasonable
flow at the highest fixture in a dwelling when another fixture is operated
simultaneously.
Immediate Major Repair:
A major defect, which if not quickly
addressed, will be likely to do any of the following:
worsen appreciably
cause further damage
be a serious hazard to health and/or personal safety
Inspector:
A person
certified as a home Inspector by the
Arizona Board of Technical Registration
Installed:
Attached or
connected such that the installed
item requires tools for removal.
Major Defect:
A
system or component that is unsafe or not functioning
Normal Operating Controls:
Homeowner
operated devices such as a thermostat, wall switch or safety switch.
Observe:
The act of
making a visual examination of a system
or component and reporting on its
condition.
On-site Water Supply
Quality:
Water quality
is based on the bacterial, chemical, mineral and solids content of the water.
On-site Water Supply
Quantity:
Water quantity
is the rate of flow of water.
Primary Windows and Doors:
Windows and/or
exterior doors which are designed to remain in their respective openings year
round.
Readily Accessible
Available for
visual inspection without requiring moving of personal property, dismantling, destructive measures, or
any action which will likely involve risk to persons or property.
Readily Openable Access Panel:
A panel
provided for homeowner inspection and maintenance that has removable or
operable fasteners or latch devices in order to be lifted off, swung open, or
otherwise removed by one person, and its edges and fasteners are not painted in
place. Limited to those panels within
normal reach or from a 4-foot stepladder, and which are not blocked by stored
items, furniture, or building components.
Recreational Facilities:
Spas, saunas,
steam baths, swimming pools, tennis courts, playground equipment, and other
exercise, entertainment, or athletic facilities.
Representative Number:
For multiple
identical components such as windows
and electrical outlets, the inspection of one such component per room. For
multiple identical exterior components, the
inspection of one such component on
each side of the building.
Roof Drainage Systems:
Gutters,
downspouts, leaders, splashblocks, and similar components used to carry water off a roof and away from a building.
Safety Glazing:
Tempered
glass, laminated glass, or rigid plastic.
Shut Down:
A piece of
equipment whose safety switch or circuit breaker is in the “off” position, or
its fuse is missing or blown, or a system that cannot be operated by the device
or control that a home owner should normally use to operate it.
Solid Fuel Heating Device:
Any wood,
coal, or other similar organic fuel burning device, including but not limited
to fireplaces whether masonry or factory built, fireplace inserts and stoves,
woodstoves (room heaters), central furnaces, and combinations of these devices.
Structural Component:
A component that supports non-variable
forces or weights (dead loads) and variable forces or weights (live
loads). For purposes of this
definition, a dead load is the fixed weight of a structure or piece of
equipment, such as a roof structure on bearing walls, and a live load is a moving
variable weight added to the dead load or intrinsic weight of a structure.
System:
A combination
of interacting or interdependent components,
assembled to carry out one or more functions.
Technically Exhaustive:
An inspection
is technically exhaustive when it
involves the use of measurements, instruments, testing, calculations, and other
means to develop scientific or engineering
findings, conclusions, and recommendations.
Underfloor Crawl Space:
The area
within the confines of the foundation and between the ground and the underside
of the lowest floor structural component.
Unsafe:
A condition in a readily accessible, installed system
or component which is judged to be a
significant risk of personal injury during normal, day to day use. The risk may be due to damage,
deterioration, improper installation or a change in adopted residential
construction standards.