Standards of Practice

Dani Painter, Home Inspector

1. Purpose

The purpose of this Standard of Practice is to define the scope, limitations, and expectations for all home inspections performed by Dani Painter Home Inspector. Our goal is to provide clients with a clear, thorough, and honest evaluation of the property’s visible and accessible systems and components at the time of the inspection.

2. Scope of Inspection

We perform a Comprehensive 101-Point Visual Inspection of the readily accessible and visible systems and components of the property. The inspection is non-invasive and is intended to identify major deficiencies and safety concerns. It is not a technically exhaustive inspection and does not include every possible defect or future failure.

3. Systems and Components Included

The inspection includes the following (when accessible and visible):

• Structural Systems – Foundation, framing, floors, walls, ceilings, and roof structure

• Exterior – Siding, windows, doors, flashing, grading, and drainage

• Roof System – Covering, flashing, drainage, skylights, and chimneys

• Electrical System – Service entrance, panels, wiring, outlets, switches, and grounding

• Plumbing System – Supply lines, drain/waste/vent pipes, fixtures, and water heater

• HVAC Systems – Heating, cooling, and distribution systems

• Interior – Walls, ceilings, floors, doors, windows, and built-in appliances

• Attic, Insulation & Ventilation

• Garage / Carport (if attached or detached)

• Site Conditions – Driveways, walkways, and immediate landscaping affecting the structure

• Thermal Imaging is performed on every inspection to help identify hidden moisture intrusion, energy loss, and electrical hot spots.

4. Limitations and Exclusions

INSPECTOR does not perform engineering, architectural, plumbing, or any other job function requiring an occupational license in the jurisdiction where the inspection is taking place, unless the inspector holds a valid occupational license, in which case he/she may inform the CLIENT that he/she is so licensed, and is therefore qualified to go beyond this basic home inspection, and for an additional fee, perform additional inspections beyond those within the scope of the basic home inspection. Any agreement for such additional inspections shall be in a separate writing or noted here.

The following are not part of a standard inspection:

• Detached structures (unless specifically requested and paid for)

• Pest/termite inspection (WDI)

• Air quality testing

• Septic systems, private wells, or sprinkler systems

• Swimming pools, spas, or outbuildings

• Solar panels, generators, or smart home systems

• Hidden or concealed defects (behind walls, under floors, etc.)

• Compliance with building codes, zoning, or permits

• Cosmetic or aesthetic items

• Future performance or remaining useful life of components

We do not move furniture, lift carpets, remove wall coverings, or perform destructive testing.

4.1. Addditional Limitations

1. An inspection is not technically exhaustive.

2. An inspection will not identify concealed or latent defects.

3. An inspection will not deal with aesthetic concerns, or what could be deemed matters of taste, cosmetic defects, etc.

4. An inspection will not determine the suitability of the property for any use.

5. An inspection does not determine the market value of the property or its marketability.

6. An inspection does not determine the insurability of the property.

7. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.

8. An inspection does not determine the life expectancy of the property or any components or systems therein.

9. An inspection does not include items not permanently installed.

10. These Standards of Practice apply only to properties with four or fewer residential units and their attached garages and carports.

    4.2. Specific Limitations

    I. The inspector is not required to:

    1. inspect paint, wallpaper, window treatments or finish treatments.

    2. inspect floor coverings or carpeting.

    3. inspect central vacuum systems.

    4. inspect for safety glazing.

    5. inspect security systems or components.

    6. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures.

    7. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure.

    8. move suspended-ceiling tiles.

    9. inspect or move any household appliances.

    10. inspect or operate equipment housed in the garage, except as otherwise noted.

    11. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door.

    12. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards.

    13. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices.

    14. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights.

    15. inspect microwave ovens or test leakage from microwave ovens.

    16. 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.

    17. inspect elevators.

    18. inspect remote controls.

    19. inspect appliances.

    20. inspect items not permanently installed.

    21. discover firewall compromises.

    22. inspect pools, spas or fountains.

    23. determine the adequacy of whirlpool or spa jets, water force, or bubble effects.

    24. determine the structural integrity or leakage of pools or spas.

II. The inspector is not required to determine:

1. property boundary lines or encroachments.

2. the condition of any component or system that is not readily accessible.

3. the service life expectancy of any component or system.

4. the size, capacity, BTU, performance or efficiency of any component or system.

5. the cause or reason of any condition.

6. the cause for the need of correction, repair or replacement of any system or component.

7. future conditions.

8. compliance with codes or regulations.

9. the presence of evidence of rodents, birds, bats, animals, insects, or other pests.

10. the presence of mold, mildew or fungus.

11. the presence of airborne hazards, including radon.

12. the air quality.

13. the existence of environmental hazards, including lead paint, asbestos or toxic drywall.

14. the existence of electromagnetic fields.

15. any hazardous waste conditions.

16. any manufacturers' recalls or conformance with manufacturer installation, or any information included for consumer protection purposes.

17. acoustical properties.

18. correction, replacement or repair cost estimates.

19. estimates of the cost to operate any given system.

III. The inspector is not required to operate:

1. any system that is shut down.

2. any system that does not function properly.

3. or evaluate low-voltage electrical systems such as, but not limited to:
   
   1. phone lines;
   2. cable lines;
   3. satellite dishes;
   4. antennae;
   5. lights; or
   6. remote controls.
   

4. any system that does not turn on with the use of normal operating controls.

5. any shut-off valves or manual stop valves.

6. any electrical disconnect or over-current protection devices.

7. any alarm systems.

8. moisture meters, gas detectors or similar equipment.

IV. The inspector is not required to:

1. 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.

2. dismantle, open or uncover any system or component.

3. enter or access any area that may, in the inspector's opinion, be unsafe.

4. enter crawlspaces or other areas that may be unsafe or not readily accessible.

5. inspect underground items, such as, but not limited to: lawn-irrigation systems, underground storage tanks (or other indications of their presence), whether abandoned or actively used.

6. do anything which may, in the inspector's opinion, be unsafe or dangerous to the inspector or others, or damage property, such as, but not limited to: walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets.

7. inspect decorative items.

8. inspect common elements or areas in multi-unit housing.

9. inspect intercoms, speaker systems or security systems.

10. offer guarantees or warranties.

11. offer or perform any engineering services.

12. offer or perform any trade or professional service other than a home inspection.

13. 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.

14. 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.

15. determine the insurability of a property.

16. perform or offer Phase 1 or environmental audits.

17. inspect any system or component that is not included in these Standards.

5. Report Delivery

A detailed written report with photographs will be delivered electronically within 24–48 hours after the inspection. The report is the official record of the inspection.

6. Inspector Standards

All inspections are performed in accordance with the highest professional standards and in substantial compliance with the InterNACHI Standards of Practice. Our inspectors are licensed, insured, and maintain continuing education requirements.

7. Client Responsibilities

Clients are responsible for:

• Providing full access to the property

• Disclosing any known defects or concerns

• Reviewing the report promptly and asking questions

• Consulting specialists for further evaluation when recommended

8. Ethics

We maintain the highest level of integrity and honesty. We do not perform repairs or have any financial interest in the properties we inspect.