Administrator

The Confluence of Quality and Integrity

Inspection Agreement and Washington State Standards of Practice


NCW Home Inspections LLC agreement- Inspection Agreement.       

 

 

Washington State Standards of Practice: (home inspections)

 

Structure.
An inspection of the structure will include the visible foundation; floor framing; roof framing and decking; other support and substructure/superstructure components; stairs;
ventilation (when applicable); and exposed concrete slabs in garages and habitable areas.
(1) The inspector will:
• Describe the type of building materials comprising the major structural components.
• Enter and traverse attics and subfloor crawlspaces.
• Inspect
(a) The condition and serviceability of visible, exposed foundations and grade slabs, walls, posts, piers, beams, joists, trusses, subfloors, chimney foundations, stairs and
the visible roof structure and attic components where readily and safely accessible.
(b) Subfloor crawlspaces and basements for indications of flooding and moisture penetration.
• Probe a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not
required when probing will damage any finished surface or where no deterioration is suspected.
• Describe any deficiencies of these systems or components.
• Report all wood rot and pest-conducive conditions discovered.
• Refer all issues that are suspected to be insect related to a licensed structural pest inspector (SPI) or pest control operator (PCO) for follow up.
(2) The inspector is not required to:
• Enter
(a) Subfloor crawlspaces that require excavation or have an access opening less than eighteen inches by twenty-four inches or headroom less than eighteen inches beneath
floor joists and twelve inches beneath girders (beams).
(b) Any areas that are not readily accessible due to obstructions, inadequate clearances or have conditions which, in the inspector’s opinion, are hazardous to the health and
safety of the inspector or will cause damage to components of the home.
• Move stored items or debris or perform excavation to gain access.
Exterior.
An inspection of the exterior includes the visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies,
handrails, guardrails, carports, eaves, soffits, fascias and visible exterior portions of chimneys.
(1) The inspector will:
• Describe the exterior components visible from ground level.
• Inspect visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies, handrails, guardrails, carports, eaves,
soffits, fascias and visible exterior portions of chimneys.
• Probe exterior components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required when probing will damage
any finished surface or where no deterioration is suspected.
• Describe any deficiencies of these systems or components.
(2) The inspector is not required to:
• Inspect
(a) Buildings, decks, patios, fences, retaining walls, and other structures detached from the dwelling.
(b) Safety type glass or the integrity of thermal window seals.
(c) Flues or 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.
• Test or evaluate the operation of security locks, devices or systems.
• Enter areas beneath decks with less than five feet of clearance from the underside of joists to grade.
• Evaluate the function or condition of shutters, awnings, storm doors, storm windows, screens, and similar accessories.
Roofs.
An inspection of the roof includes the roof covering materials; gutters and downspout systems; visible flashings; roof vents; skylights, and any other roof penetrations; and
the portions of the chimneys and flues visible from the exterior.
(1) The inspector will:
• Traverse the roof to inspect it.
• Inspect the gutters and downspout systems, visible flashings, soffits and fascias, skylights, and other roof penetrations.
• Report the manner in which the roof is ventilated.
• Describe the type and general condition of roof coverings.
• Report multiple layers of roofing when visible or readily apparent.
• Describe any deficiencies of these systems or components.
(2) The inspector is not required to:
• Traverse a roof where, in the opinion of the inspector, doing so can damage roofing materials or be unsafe. If the roof is not traversed, the method used to inspect the
roof must be reported.
• Remove snow, ice, debris or other material that obscures the roof surface or prevents access to the roof.
• Inspect gutter and downspout systems concealed within the structure; related underground drainage piping; and/or antennas, lightning arresters, or similar attachments.
• Operate powered roof ventilators.
• Predict remaining life expectancy of roof coverings.
Plumbing system.
An inspection of the plumbing system includes visible water supply lines; visible waste/soil and vent lines; fixtures and faucets; domestic hot water system and fuel source.
(1) The inspector will:
(a) Describe the visible water supply and distribution piping materials; drain, waste and vent materials; water-heating equipment.
(b) Report
(i) The presence and functionality of sump pumps/waste ejector pumps when visible or confirm the float switch activates the pump when the sump is dry.
(ii) The presence and location of a main water shutoff valve and/or fuel shutoff valve(s), or report that they were not found.
(iii) The presence of the temperature and pressure relief (TPR) valve and associated piping.
(iv) Whether or not the water temperature was tested and state that the generally accepted safe water temperature is one hundred twenty degrees Fahrenheit.
(c) Inspect the condition of accessible and visible water supply pipes, drain/waste plumbing and the domestic hot water system when possible.
(d) Operate fixtures in order to observe functional flow.
(e) Check for functional drainage from fixtures.
(f) Describe any deficiencies of these systems or components in the inspection report.
(2) The inspector is not required to:
(a) 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.
(b) Inspect
(i) Any system that is shut down or winterized.
(ii) Any plumbing components not readily accessible.
(iii) Floor drains and exterior drain systems, including but not limited to, exterior stairwell drains and driveway drains.
(iv) Fire sprinkler systems.
(v) Water-conditioning equipment, including softeners and filter systems.
(vi) Private water supply systems.
(vii) Gas supply systems.
(viii) Interior components of exterior pumps or sealed sanitary waste lift systems.

 

(ix) Ancillary systems or components such as, but not limited to, those related to solar water heating and hot water circulation.
(c) Test
(i) Pressure or temperature/pressure relief valve.
(ii) Shower pans for leaks or use special equipment to test/scan shower or tub surrounds for moisture in surrounding substrate materials.
(d) Determine
(i) The potability of any water supply whether public or private.
(ii) The condition and operation of water wells and related pressure tanks and pumps.
(iii) The quantity of water from on-site water supplies.
(iv) The 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.
(e) Ignite pilot lights.
3
Electrical system.
The inspection of the electrical system includes the service drop through the main panel; subpanels including feeders; branch circuits, connected devices, and lighting
fixtures.
(1) The inspector will:
(a) 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.
(b) Report
(i) The existence of a connected service-grounding conductor and service-grounding electrode when same can be determined.
(ii) When no connection to a service grounding electrode can be confirmed.
(c) 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).
(d) 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.
(e) Verify
(i) The operation of a representative number of accessible switches, receptacles and light fixtures.
(ii) The grounding and polarity of a representative number of receptacles; particularly in close proximity to plumbing fixtures or at the exterior.
(iii) Ground fault circuit interrupter (GFCI) protection and arc-fault circuit interrupter (AFCI) protection where required.
(f) Report the location of any inoperative or missing GFCI and/or AFCI devices when they are recommended by industry standards.
(g) Advise clients that homes without ground fault protection should have GFCI devices installed where recommended by industry standards.
(h) Report on any circuit breaker panel or subpanel known within the home inspection profession to have safety concerns.
(i) Describe any deficiencies of these systems or components.
(2) The inspector is not required to:
(a) Insert any tool, probe or testing device into the main or subpanels.
(b) Activate electrical systems or branch circuits that are not energized.
(c) Operate circuit breakers, service disconnects or remove fuses.
(d) Inspect ancillary systems, including but not limited to:
(i) Timers.
(ii) Security systems.
(iii) Low voltage relays.
(iv) Smoke/heat detectors.
(v) Antennas.
(vi) Intercoms.
(vii) Electrical deicing tapes.
(viii) Lawn sprinkler wiring.
(ix) Swimming pool or spa wiring.
(x) Central vacuum systems.
(xi) Electrical equipment that’s not readily accessible.
(e) Dismantle any electrical device or control, except for the removal of the deadfront covers from the main service panel and subpanels.
(f) Move any objects, furniture, or appliances to gain access to any electrical component.
(g) Test every switch, receptacle, and fixture.
(h) Remove switch and receptacle cover plates.
(i) Verify the continuity of connected service ground(s).
Heating system.
The inspection of the heating system includes the fuel source; heating equipment; heating distribution; operating controls; flue pipes, chimneys and venting; auxiliary
heating units.
(1) The inspector will:
(a) Describe the type of fuel, heating equipment, and heating distribution systems.
(b) Operate the system using normal readily accessible control devices.
(c) Open readily accessible access panels or covers provided by the manufacturer or installer, if readily detachable.
(d) Inspect
(i) The condition of normally operated controls and components of systems.
(ii) The condition and operation of furnaces, boilers, heat pumps, electrical central heating units and distribution systems.
(iii) Visible flue pipes and related components to ensure functional operation and proper clearance from combustibles.
(iv) Each habitable space in the home to determine whether or not there is a functioning heat source present.
(v) Spaces where fossil fuel burning heating devices are located to ensure there is air for combustion.
(vi) Electric baseboard and in-wall heaters to ensure they are functional.
(e) Report any evidence that indicates the possible presence of an underground storage tank.
(f) Describe any deficiencies of these systems or components.
(2) The inspector is not required to:
(a) Ignite pilot lights.
(b) Operate:
(i) Heating devices or systems that do not respond to normal controls or have been shut down.
(ii) Any heating system when circumstances are not conducive to safe operation or when doing so will damage the equipment.
(c) Inspect or evaluate
(i) Heat exchangers concealed inside furnaces and boilers.
(ii) Any heating equipment that is not readily accessible.
(iii) The interior of chimneys and flues.
(iv) Installed heating system accessories, such as humidifiers, air purifiers, motorized dampers, heat reclaimers; solar heating systems; or concealed distribution systems.
(d) Remove covers or panels that are not readily accessible or removable.
(e) Dismantle any equipment, controls, or gauges except readily identifiable access covers designed to be removed by users.
(f) Evaluate whether the type of material used to insulate pipes, ducts, jackets and boilers is a health hazard.
(g) Determine:
(i) The capacity, adequacy, or efficiency of a heating system.
(ii) Determine adequacy of combustion air.
(h) Evaluate thermostats or controls other than to confirm that they actually turn a system on or off.
Air conditioning systems.
The inspection of the air conditioning system includes the cooling equipment; cooling distribution equipment and the operating controls.
(1) The inspector will:
(a) Describe the central air conditioning system and energy sources.
(b) Operate the system using normal control devices and measure and record temperature differential.
(c) Open readily accessible access panels or covers provided by the manufacturer or installer.
(d) Inspect the condition of controls and operative components of the complete system; conditions permitting.
(e) Describe any deficiencies of these systems or components in the inspection report.

 

(2) The inspector is not required to:
(a) Activate cooling systems that have been shut down.
(b) Inspect
(i) Gas-fired refrigeration systems.
(ii) Evaporative coolers.
(iii) Wall or window-mounted air-conditioning units.
(iv) The system for refrigerant leaks.
(c) Check the coolant pressure/charge.
(d) Determine the efficiency, or adequacy of the system.
(e) Operate cooling system components if the exterior temperature is below sixty degrees Fahrenheit or when other circumstances are not conducive to safe operation or
when doing so might damage the equipment.
(f) Remove covers or panels that are not readily accessible.
(g) Dismantle any equipment, controls, or gauges except readily identifiable access covers designed to be removed by users.
(h) Determine how much current the unit is drawing.
(i) Evaluate digital-type thermostats or controls.
Interiors.
The inspection of the interior includes the walls, ceilings, floors, windows, and doors; steps, stairways, balconies and railings.
(1) The inspector will:
(a) 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.
(b) Inspect
(i) The overall general condition of cabinets and countertops.
(ii) Caulking and grout at kitchen and bathroom counters.
(iii) The interior walls, ceilings, and floors for indicators of concealed structural deficiencies, water infiltration or major damage.
(iv) The condition and operation of a representative number of windows and doors.
(c) Comment on the presence or absence of smoke detectors.
(d) Describe any noncosmetic deficiencies of these systems or components.
(2) The inspector is not required to:
(a) Report on cosmetic conditions related to the condition of interior components.
(b) Verify whether all walls, floors, ceilings, doorways, cabinets and window openings are square, straight, level or plumb.
Insulation and ventilation.
The inspection of the insulation and ventilation includes the type and condition of the insulation and ventilation in viewable unfinished attics and subgrade areas as well as
the installed mechanical ventilation systems.
(1) The 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.
(2) The inspector is 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.
Fireplaces and stoves.
Includes solid fuel and gas fireplaces, stoves, dampers, fireboxes and hearths.
(1) The inspector will:
• Describe fireplaces and stoves.
• Inspect dampers, fireboxes and hearths.
• Describe any deficiencies of these systems or components.
(2) The inspector is 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.
Site.
The inspection of the site includes the building perimeter, land grade, and water drainage directly adjacent to the foundation; trees and vegetation that adversely affect the
structure; walks, grade steps, driveways, patios, and retaining walls contiguous with the structure.
(1) The inspector will:
(a) Describe the material used for driveways, walkways, patios and other flatwork around the home.
(b) Inspect
(i) For serviceability of the driveways, steps, walkways, patios, flatwork and retaining walls contiguous with the structure.
(ii) For proper grading and drainage slope.
(iii) Vegetation in close proximity to the home.
(c) Describe any deficiencies of these systems or components.
(2) The inspector is 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.
The inspection of attached garages and carports includes their framing, siding, roof, doors, windows, and installed electrical/mechanical systems pertaining to the operation
of the home.
(1) The 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.
(2) The inspector is 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

 

 

WOOD DESTROYING ORGANISM INSPECTION STANDARDS of the

WASHINGTON STATE PEST CONTROL ASSOCIATION

 

COMPLETE WOOD DESTROYING ORGANISM (WDO) INSPECTION REPORT.

This report is prepared from an inspection conducted by a Washington State Department of Agriculture licensed Structural  Pest  Inspector in accordance with Washington Administrative Code 16-228-2005 through 2045. Opinions contained herein are  based on conditions visible and evident at the time of the inspection.  This report does not warrant, represent, or guarantee that the structure reported on is free from evidence of WDOs, their damage, or conditions conducive to WDOs, nor does it represent or guarantee that the total damage, infestation, or infection is limited to that disclosed in this report.

II.
INSPECTION PROCEDURES

The inspector shall make a thorough inspection, using accepted methods and practices, of the subject structure to render an opinion on the presence of or damage from WDOs as well as conditions conducive to such WDOs.

AREAS INSPECTED shall include: structural exterior (accessible both visibly and physically to an inspector at ground level); accessible structure interior; accessible sub structural crawl space(s); garages, carports, and decks which are attached to the structure. Deck inspection shall include;

railings, wooden steps, and accessible wooden surface materials, as well as, deck substructures which are accessible (those with at least a 5’ soil to joist clearance or elevated decks which can be suitably reached using a 6’ step ladder).

WOOD DESTROYING ORGANISMS shall include: subterranean termites, dampwood termites, carpenter ants, moisture ants,  wood boring beetles of the family Anobiidae, and wood decay fungus (rot). The inspector will not assume any responsibility for WDOs that were not detected

during their dormant season. When evidence of moisture ants, dampwood termites, wood infesting anobiids, or wood decay fungi is detected during a complete WDO inspection, the inspector must identify and report the condition(s) conducive to such infestations. It must be stated in the report

that such infestations may be eliminated by removal of all infested wood and correction of any contributing conducive conditions.

CONDUCIVE CONDITIONS, as determined by the inspector, shall include, but not be limited to: inadequate clearance, earth to wood contact, conducive debris in the crawl space, inadequate ventilation, excessive moisture, vegetation contact with the structure, bare ground in the crawl

space, existing or seasonal standing water in the crawl space, failed caulking or grout in water splash areas, and/or restricted or non-functioning

gutter systems.

III
LIMITATIONS OF INSPECTIONS.

The inspecting firm shall not be held responsible by any party for any condition or consequence of WDOs, which is beyond the scope of this inspection. The scope, defined in section II. INSPECTION PROCEDURES is limited as follows;

(a) INACCESSIBLE AREAS: Certain areas of a structure, which are inaccessible by their nature, may be subject to infestation by WDOs yet cannot be inspected without excavation or unless physical obstructions are removed. Such areas include, but are not limited to: wall voids, spaces

between floors; substructures concealed by sub-floor insulation or those with inadequate clearance; floors beneath coverings; sleeper floors; areas concealed by furniture, appliances, and/or personal possessions; and deck substructures with less than 5’ clearance.

(b) ROOF SYSTEMS AND ATTIC AREAS: Roof systems, roof covering, and attic areas are excluded from this report. This report may note, at the discretion of the inspector, visual evidence of infestation and/or infections of WDOs in the portions of the eaves that are visible and accessible

from the ground. No opinion is rendered nor guarantee implied concerning the watertight integrity, the condition, or future life of the roof system. Any comment(s) made regarding an obvious condition of (a) component(s) of the roof system or attic space(s) shall not imply an extension to the

scope of this inspection. If a more qualified opinion is desired, the services of a licensed roof system professional should be obtained.

(c) SHEDS AND OUTBUILDINGS: Sheds, garages, carports, decks, or other structures, which are not attached to the main structure by roof system or foundation, are excluded from this report unless specifically requested and noted. The inspecting  firm reserves the right to charge

additionally to inspect any unattached structures.

(d) CLIMATIC LIMITATIONS: In certain geographical areas of Washington State where wet climate is common and due to their construction and materials, structures may be subject to conditions from normal weathering. Such conditions as cracking, checking, and/or warpage on doors, window casings, siding, and non-supporting wooden members shall not be reported on inspection reports except at the discretion of the inspector. Inspectors are not required to report on any wood-destroying organism infestation, infection, or other condition that might be subject to seasonal constraints or environmental conditions if evidence of those constraints or conditions is not visible at the time of the inspection.

(e) MOLD: Molds, mildews, and other fungal growth (except wood decay fungi) shall be reported on only to the extent that  they indicate an excessive moisture condition which may be conducive to WDOs. The inspector is not liable or responsible for  determining the type of mold,

mildew, or other fungi present, nor shall the inspector be liable or responsible for determining the possible health hazards  associated with the

presence of molds, mildews, or other fungi. This report is not, nor shall the inspector perform a mold inspection or investigation. If a more qualified opinion is desired, the services of a toxicologist or certified industrial hygienist should be obtained.

(f) STRUCTURAL ASSESSMENT: While it may be possible for the inspector to note damaged materials, neither the inspector nor the inspection firm is liable or responsible in any way to determine the structural integrity of any building materials. If a more qualified opinion is desired, the

services of a licensed, qualified contractor or structural engineer should be obtained.

(g) REMAINING EVIDENCE: In certain situations, it may not be practical to eliminate all evidence of previous WDO activity (e.g., carpenter ant frass, insect parts, or subterranean termite scaling), or evidence of conducive conditions, (e.g. water staining). Although noted, this evidence

may remain after corrections have been made or if it is the inspector’s opinion that evidence is from inactive WDOs and no  corrections are

recommended. Neither the inspector nor the inspecting firm shall be liable or responsible for any corrective action required by future inspections in regards to this remaining evidence.

IV.  REPORTS  The  inspecting  firm  shall  not  issue  any  complete  wood  destroying  organism  inspection  report  unless  a  Washington  State

Department  of Agriculture licensed structural pest inspector from that firm has made a careful and thorough inspection of  the  structure in conformance with and subject to the limitations within these standards. Reports shall include a diagram and a description of the findings to help

identify locations of the findings as well as inaccessible areas not identified in III (a) of these standards.

 

V.
WORK RECOMMENDATIONS AND TREATMENTS

(a) NO WARRANTIES OF CORRECTIVE WORK: Neither the inspector nor the inspecting firm will evaluate or warrant  the quality of workmanship, the compliance with any applicable building codes, nor the suitability for use of any repairs, corrections, or treatments recommended within  this  report.  Compliance  with  Washington  State  pesticide  application  laws  and  applicable  building  codes  (current  revisions)  is  the responsibility of the property owner and those performing the work. It is strongly recommended that those parties performing any corrections or treatments be licensed, bonded, and qualified professionals providing warranted services.

(b) CONDITIONS REVEALED DURING THE PERFORMANCE OF RECOMMENDATIONS: Should any WDO, damage, or conducive condition be revealed during the performance of any recommendations, whether performed by the owner, the purchaser, a contractor, or any other

party in interest, the inspecting firm must be notified of such, and be given a reasonable opportunity for re-inspecting and determining the need for

any additional corrective measures before such conditions are covered. The owner, the purchaser, or any other person performing the work shall be responsible for notifying the inspector. Nothing contained herein shall prevent the inspecting firm from assessing  additional charges for each additional inspection.

NOTE: The Washington State Pest Control Association (WSPCA), as a service to inspection firms, has developed this form and these Standards of Practice. By doing so, the WSPCA does not certify that the inspecting firm is a member of the WSPCA or that the inspector is qualified to perform the inspection. The WSPCA shall not be a party to any claim or action by the buyer, seller, or other interested party against the inspection firm solely by reason of making this report form and these Standards of Practice available for use.

Rev: 12/03 WSPCA © 2003 PAGE 2of
2 pages

 


NCW Home Inspections LLC agreement- Inspection Agreement.       

 

 

Washington State Standards of Practice: (home inspections)

 

Structure.
An inspection of the structure will include the visible foundation; floor framing; roof framing and decking; other support and substructure/superstructure components; stairs;
ventilation (when applicable); and exposed concrete slabs in garages and habitable areas.
(1) The inspector will:
• Describe the type of building materials comprising the major structural components.
• Enter and traverse attics and subfloor crawlspaces.
• Inspect
(a) The condition and serviceability of visible, exposed foundations and grade slabs, walls, posts, piers, beams, joists, trusses, subfloors, chimney foundations, stairs and
the visible roof structure and attic components where readily and safely accessible.
(b) Subfloor crawlspaces and basements for indications of flooding and moisture penetration.
• Probe a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not
required when probing will damage any finished surface or where no deterioration is suspected.
• Describe any deficiencies of these systems or components.
• Report all wood rot and pest-conducive conditions discovered.
• Refer all issues that are suspected to be insect related to a licensed structural pest inspector (SPI) or pest control operator (PCO) for follow up.
(2) The inspector is not required to:
• Enter
(a) Subfloor crawlspaces that require excavation or have an access opening less than eighteen inches by twenty-four inches or headroom less than eighteen inches beneath
floor joists and twelve inches beneath girders (beams).
(b) Any areas that are not readily accessible due to obstructions, inadequate clearances or have conditions which, in the inspector’s opinion, are hazardous to the health and
safety of the inspector or will cause damage to components of the home.
• Move stored items or debris or perform excavation to gain access.
Exterior.
An inspection of the exterior includes the visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies,
handrails, guardrails, carports, eaves, soffits, fascias and visible exterior portions of chimneys.
(1) The inspector will:
• Describe the exterior components visible from ground level.
• Inspect visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies, handrails, guardrails, carports, eaves,
soffits, fascias and visible exterior portions of chimneys.
• Probe exterior components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required when probing will damage
any finished surface or where no deterioration is suspected.
• Describe any deficiencies of these systems or components.
(2) The inspector is not required to:
• Inspect
(a) Buildings, decks, patios, fences, retaining walls, and other structures detached from the dwelling.
(b) Safety type glass or the integrity of thermal window seals.
(c) Flues or 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.
• Test or evaluate the operation of security locks, devices or systems.
• Enter areas beneath decks with less than five feet of clearance from the underside of joists to grade.
• Evaluate the function or condition of shutters, awnings, storm doors, storm windows, screens, and similar accessories.
Roofs.
An inspection of the roof includes the roof covering materials; gutters and downspout systems; visible flashings; roof vents; skylights, and any other roof penetrations; and
the portions of the chimneys and flues visible from the exterior.
(1) The inspector will:
• Traverse the roof to inspect it.
• Inspect the gutters and downspout systems, visible flashings, soffits and fascias, skylights, and other roof penetrations.
• Report the manner in which the roof is ventilated.
• Describe the type and general condition of roof coverings.
• Report multiple layers of roofing when visible or readily apparent.
• Describe any deficiencies of these systems or components.
(2) The inspector is not required to:
• Traverse a roof where, in the opinion of the inspector, doing so can damage roofing materials or be unsafe. If the roof is not traversed, the method used to inspect the
roof must be reported.
• Remove snow, ice, debris or other material that obscures the roof surface or prevents access to the roof.
• Inspect gutter and downspout systems concealed within the structure; related underground drainage piping; and/or antennas, lightning arresters, or similar attachments.
• Operate powered roof ventilators.
• Predict remaining life expectancy of roof coverings.
Plumbing system.
An inspection of the plumbing system includes visible water supply lines; visible waste/soil and vent lines; fixtures and faucets; domestic hot water system and fuel source.
(1) The inspector will:
(a) Describe the visible water supply and distribution piping materials; drain, waste and vent materials; water-heating equipment.
(b) Report
(i) The presence and functionality of sump pumps/waste ejector pumps when visible or confirm the float switch activates the pump when the sump is dry.
(ii) The presence and location of a main water shutoff valve and/or fuel shutoff valve(s), or report that they were not found.
(iii) The presence of the temperature and pressure relief (TPR) valve and associated piping.
(iv) Whether or not the water temperature was tested and state that the generally accepted safe water temperature is one hundred twenty degrees Fahrenheit.
(c) Inspect the condition of accessible and visible water supply pipes, drain/waste plumbing and the domestic hot water system when possible.
(d) Operate fixtures in order to observe functional flow.
(e) Check for functional drainage from fixtures.
(f) Describe any deficiencies of these systems or components in the inspection report.
(2) The inspector is not required to:
(a) 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.
(b) Inspect
(i) Any system that is shut down or winterized.
(ii) Any plumbing components not readily accessible.
(iii) Floor drains and exterior drain systems, including but not limited to, exterior stairwell drains and driveway drains.
(iv) Fire sprinkler systems.
(v) Water-conditioning equipment, including softeners and filter systems.
(vi) Private water supply systems.
(vii) Gas supply systems.
(viii) Interior components of exterior pumps or sealed sanitary waste lift systems.

 

(ix) Ancillary systems or components such as, but not limited to, those related to solar water heating and hot water circulation.
(c) Test
(i) Pressure or temperature/pressure relief valve.
(ii) Shower pans for leaks or use special equipment to test/scan shower or tub surrounds for moisture in surrounding substrate materials.
(d) Determine
(i) The potability of any water supply whether public or private.
(ii) The condition and operation of water wells and related pressure tanks and pumps.
(iii) The quantity of water from on-site water supplies.
(iv) The 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.
(e) Ignite pilot lights.
3
Electrical system.
The inspection of the electrical system includes the service drop through the main panel; subpanels including feeders; branch circuits, connected devices, and lighting
fixtures.
(1) The inspector will:
(a) 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.
(b) Report
(i) The existence of a connected service-grounding conductor and service-grounding electrode when same can be determined.
(ii) When no connection to a service grounding electrode can be confirmed.
(c) 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).
(d) 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.
(e) Verify
(i) The operation of a representative number of accessible switches, receptacles and light fixtures.
(ii) The grounding and polarity of a representative number of receptacles; particularly in close proximity to plumbing fixtures or at the exterior.
(iii) Ground fault circuit interrupter (GFCI) protection and arc-fault circuit interrupter (AFCI) protection where required.
(f) Report the location of any inoperative or missing GFCI and/or AFCI devices when they are recommended by industry standards.
(g) Advise clients that homes without ground fault protection should have GFCI devices installed where recommended by industry standards.
(h) Report on any circuit breaker panel or subpanel known within the home inspection profession to have safety concerns.
(i) Describe any deficiencies of these systems or components.
(2) The inspector is not required to:
(a) Insert any tool, probe or testing device into the main or subpanels.
(b) Activate electrical systems or branch circuits that are not energized.
(c) Operate circuit breakers, service disconnects or remove fuses.
(d) Inspect ancillary systems, including but not limited to:
(i) Timers.
(ii) Security systems.
(iii) Low voltage relays.
(iv) Smoke/heat detectors.
(v) Antennas.
(vi) Intercoms.
(vii) Electrical deicing tapes.
(viii) Lawn sprinkler wiring.
(ix) Swimming pool or spa wiring.
(x) Central vacuum systems.
(xi) Electrical equipment that’s not readily accessible.
(e) Dismantle any electrical device or control, except for the removal of the deadfront covers from the main service panel and subpanels.
(f) Move any objects, furniture, or appliances to gain access to any electrical component.
(g) Test every switch, receptacle, and fixture.
(h) Remove switch and receptacle cover plates.
(i) Verify the continuity of connected service ground(s).
Heating system.
The inspection of the heating system includes the fuel source; heating equipment; heating distribution; operating controls; flue pipes, chimneys and venting; auxiliary
heating units.
(1) The inspector will:
(a) Describe the type of fuel, heating equipment, and heating distribution systems.
(b) Operate the system using normal readily accessible control devices.
(c) Open readily accessible access panels or covers provided by the manufacturer or installer, if readily detachable.
(d) Inspect
(i) The condition of normally operated controls and components of systems.
(ii) The condition and operation of furnaces, boilers, heat pumps, electrical central heating units and distribution systems.
(iii) Visible flue pipes and related components to ensure functional operation and proper clearance from combustibles.
(iv) Each habitable space in the home to determine whether or not there is a functioning heat source present.
(v) Spaces where fossil fuel burning heating devices are located to ensure there is air for combustion.
(vi) Electric baseboard and in-wall heaters to ensure they are functional.
(e) Report any evidence that indicates the possible presence of an underground storage tank.
(f) Describe any deficiencies of these systems or components.
(2) The inspector is not required to:
(a) Ignite pilot lights.
(b) Operate:
(i) Heating devices or systems that do not respond to normal controls or have been shut down.
(ii) Any heating system when circumstances are not conducive to safe operation or when doing so will damage the equipment.
(c) Inspect or evaluate
(i) Heat exchangers concealed inside furnaces and boilers.
(ii) Any heating equipment that is not readily accessible.
(iii) The interior of chimneys and flues.
(iv) Installed heating system accessories, such as humidifiers, air purifiers, motorized dampers, heat reclaimers; solar heating systems; or concealed distribution systems.
(d) Remove covers or panels that are not readily accessible or removable.
(e) Dismantle any equipment, controls, or gauges except readily identifiable access covers designed to be removed by users.
(f) Evaluate whether the type of material used to insulate pipes, ducts, jackets and boilers is a health hazard.
(g) Determine:
(i) The capacity, adequacy, or efficiency of a heating system.
(ii) Determine adequacy of combustion air.
(h) Evaluate thermostats or controls other than to confirm that they actually turn a system on or off.
Air conditioning systems.
The inspection of the air conditioning system includes the cooling equipment; cooling distribution equipment and the operating controls.
(1) The inspector will:
(a) Describe the central air conditioning system and energy sources.
(b) Operate the system using normal control devices and measure and record temperature differential.
(c) Open readily accessible access panels or covers provided by the manufacturer or installer.
(d) Inspect the condition of controls and operative components of the complete system; conditions permitting.
(e) Describe any deficiencies of these systems or components in the inspection report.

 

(2) The inspector is not required to:
(a) Activate cooling systems that have been shut down.
(b) Inspect
(i) Gas-fired refrigeration systems.
(ii) Evaporative coolers.
(iii) Wall or window-mounted air-conditioning units.
(iv) The system for refrigerant leaks.
(c) Check the coolant pressure/charge.
(d) Determine the efficiency, or adequacy of the system.
(e) Operate cooling system components if the exterior temperature is below sixty degrees Fahrenheit or when other circumstances are not conducive to safe operation or
when doing so might damage the equipment.
(f) Remove covers or panels that are not readily accessible.
(g) Dismantle any equipment, controls, or gauges except readily identifiable access covers designed to be removed by users.
(h) Determine how much current the unit is drawing.
(i) Evaluate digital-type thermostats or controls.
Interiors.
The inspection of the interior includes the walls, ceilings, floors, windows, and doors; steps, stairways, balconies and railings.
(1) The inspector will:
(a) 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.
(b) Inspect
(i) The overall general condition of cabinets and countertops.
(ii) Caulking and grout at kitchen and bathroom counters.
(iii) The interior walls, ceilings, and floors for indicators of concealed structural deficiencies, water infiltration or major damage.
(iv) The condition and operation of a representative number of windows and doors.
(c) Comment on the presence or absence of smoke detectors.
(d) Describe any noncosmetic deficiencies of these systems or components.
(2) The inspector is not required to:
(a) Report on cosmetic conditions related to the condition of interior components.
(b) Verify whether all walls, floors, ceilings, doorways, cabinets and window openings are square, straight, level or plumb.
Insulation and ventilation.
The inspection of the insulation and ventilation includes the type and condition of the insulation and ventilation in viewable unfinished attics and subgrade areas as well as
the installed mechanical ventilation systems.
(1) The 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.
(2) The inspector is 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.
Fireplaces and stoves.
Includes solid fuel and gas fireplaces, stoves, dampers, fireboxes and hearths.
(1) The inspector will:
• Describe fireplaces and stoves.
• Inspect dampers, fireboxes and hearths.
• Describe any deficiencies of these systems or components.
(2) The inspector is 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.
Site.
The inspection of the site includes the building perimeter, land grade, and water drainage directly adjacent to the foundation; trees and vegetation that adversely affect the
structure; walks, grade steps, driveways, patios, and retaining walls contiguous with the structure.
(1) The inspector will:
(a) Describe the material used for driveways, walkways, patios and other flatwork around the home.
(b) Inspect
(i) For serviceability of the driveways, steps, walkways, patios, flatwork and retaining walls contiguous with the structure.
(ii) For proper grading and drainage slope.
(iii) Vegetation in close proximity to the home.
(c) Describe any deficiencies of these systems or components.
(2) The inspector is 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.
The inspection of attached garages and carports includes their framing, siding, roof, doors, windows, and installed electrical/mechanical systems pertaining to the operation
of the home.
(1) The 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.
(2) The inspector is 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

 

 

WOOD DESTROYING ORGANISM INSPECTION STANDARDS of the

WASHINGTON STATE PEST CONTROL ASSOCIATION

 

COMPLETE WOOD DESTROYING ORGANISM (WDO) INSPECTION REPORT.

This report is prepared from an inspection conducted by a Washington State Department of Agriculture licensed Structural  Pest  Inspector in accordance with Washington Administrative Code 16-228-2005 through 2045. Opinions contained herein are  based on conditions visible and evident at the time of the inspection.  This report does not warrant, represent, or guarantee that the structure reported on is free from evidence of WDOs, their damage, or conditions conducive to WDOs, nor does it represent or guarantee that the total damage, infestation, or infection is limited to that disclosed in this report.

II.
INSPECTION PROCEDURES

The inspector shall make a thorough inspection, using accepted methods and practices, of the subject structure to render an opinion on the presence of or damage from WDOs as well as conditions conducive to such WDOs.

AREAS INSPECTED shall include: structural exterior (accessible both visibly and physically to an inspector at ground level); accessible structure interior; accessible sub structural crawl space(s); garages, carports, and decks which are attached to the structure. Deck inspection shall include;

railings, wooden steps, and accessible wooden surface materials, as well as, deck substructures which are accessible (those with at least a 5’ soil to joist clearance or elevated decks which can be suitably reached using a 6’ step ladder).

WOOD DESTROYING ORGANISMS shall include: subterranean termites, dampwood termites, carpenter ants, moisture ants,  wood boring beetles of the family Anobiidae, and wood decay fungus (rot). The inspector will not assume any responsibility for WDOs that were not detected

during their dormant season. When evidence of moisture ants, dampwood termites, wood infesting anobiids, or wood decay fungi is detected during a complete WDO inspection, the inspector must identify and report the condition(s) conducive to such infestations. It must be stated in the report

that such infestations may be eliminated by removal of all infested wood and correction of any contributing conducive conditions.

CONDUCIVE CONDITIONS, as determined by the inspector, shall include, but not be limited to: inadequate clearance, earth to wood contact, conducive debris in the crawl space, inadequate ventilation, excessive moisture, vegetation contact with the structure, bare ground in the crawl

space, existing or seasonal standing water in the crawl space, failed caulking or grout in water splash areas, and/or restricted or non-functioning

gutter systems.

III
LIMITATIONS OF INSPECTIONS.

The inspecting firm shall not be held responsible by any party for any condition or consequence of WDOs, which is beyond the scope of this inspection. The scope, defined in section II. INSPECTION PROCEDURES is limited as follows;

(a) INACCESSIBLE AREAS: Certain areas of a structure, which are inaccessible by their nature, may be subject to infestation by WDOs yet cannot be inspected without excavation or unless physical obstructions are removed. Such areas include, but are not limited to: wall voids, spaces

between floors; substructures concealed by sub-floor insulation or those with inadequate clearance; floors beneath coverings; sleeper floors; areas concealed by furniture, appliances, and/or personal possessions; and deck substructures with less than 5’ clearance.

(b) ROOF SYSTEMS AND ATTIC AREAS: Roof systems, roof covering, and attic areas are excluded from this report. This report may note, at the discretion of the inspector, visual evidence of infestation and/or infections of WDOs in the portions of the eaves that are visible and accessible

from the ground. No opinion is rendered nor guarantee implied concerning the watertight integrity, the condition, or future life of the roof system. Any comment(s) made regarding an obvious condition of (a) component(s) of the roof system or attic space(s) shall not imply an extension to the

scope of this inspection. If a more qualified opinion is desired, the services of a licensed roof system professional should be obtained.

(c) SHEDS AND OUTBUILDINGS: Sheds, garages, carports, decks, or other structures, which are not attached to the main structure by roof system or foundation, are excluded from this report unless specifically requested and noted. The inspecting  firm reserves the right to charge

additionally to inspect any unattached structures.

(d) CLIMATIC LIMITATIONS: In certain geographical areas of Washington State where wet climate is common and due to their construction and materials, structures may be subject to conditions from normal weathering. Such conditions as cracking, checking, and/or warpage on doors, window casings, siding, and non-supporting wooden members shall not be reported on inspection reports except at the discretion of the inspector. Inspectors are not required to report on any wood-destroying organism infestation, infection, or other condition that might be subject to seasonal constraints or environmental conditions if evidence of those constraints or conditions is not visible at the time of the inspection.

(e) MOLD: Molds, mildews, and other fungal growth (except wood decay fungi) shall be reported on only to the extent that  they indicate an excessive moisture condition which may be conducive to WDOs. The inspector is not liable or responsible for  determining the type of mold,

mildew, or other fungi present, nor shall the inspector be liable or responsible for determining the possible health hazards  associated with the

presence of molds, mildews, or other fungi. This report is not, nor shall the inspector perform a mold inspection or investigation. If a more qualified opinion is desired, the services of a toxicologist or certified industrial hygienist should be obtained.

(f) STRUCTURAL ASSESSMENT: While it may be possible for the inspector to note damaged materials, neither the inspector nor the inspection firm is liable or responsible in any way to determine the structural integrity of any building materials. If a more qualified opinion is desired, the

services of a licensed, qualified contractor or structural engineer should be obtained.

(g) REMAINING EVIDENCE: In certain situations, it may not be practical to eliminate all evidence of previous WDO activity (e.g., carpenter ant frass, insect parts, or subterranean termite scaling), or evidence of conducive conditions, (e.g. water staining). Although noted, this evidence

may remain after corrections have been made or if it is the inspector’s opinion that evidence is from inactive WDOs and no  corrections are

recommended. Neither the inspector nor the inspecting firm shall be liable or responsible for any corrective action required by future inspections in regards to this remaining evidence.

IV.  REPORTS  The  inspecting  firm  shall  not  issue  any  complete  wood  destroying  organism  inspection  report  unless  a  Washington  State

Department  of Agriculture licensed structural pest inspector from that firm has made a careful and thorough inspection of  the  structure in conformance with and subject to the limitations within these standards. Reports shall include a diagram and a description of the findings to help

identify locations of the findings as well as inaccessible areas not identified in III (a) of these standards.

 

V.
WORK RECOMMENDATIONS AND TREATMENTS

(a) NO WARRANTIES OF CORRECTIVE WORK: Neither the inspector nor the inspecting firm will evaluate or warrant  the quality of workmanship, the compliance with any applicable building codes, nor the suitability for use of any repairs, corrections, or treatments recommended within  this  report.  Compliance  with  Washington  State  pesticide  application  laws  and  applicable  building  codes  (current  revisions)  is  the responsibility of the property owner and those performing the work. It is strongly recommended that those parties performing any corrections or treatments be licensed, bonded, and qualified professionals providing warranted services.

(b) CONDITIONS REVEALED DURING THE PERFORMANCE OF RECOMMENDATIONS: Should any WDO, damage, or conducive condition be revealed during the performance of any recommendations, whether performed by the owner, the purchaser, a contractor, or any other

party in interest, the inspecting firm must be notified of such, and be given a reasonable opportunity for re-inspecting and determining the need for

any additional corrective measures before such conditions are covered. The owner, the purchaser, or any other person performing the work shall be responsible for notifying the inspector. Nothing contained herein shall prevent the inspecting firm from assessing  additional charges for each additional inspection.

NOTE: The Washington State Pest Control Association (WSPCA), as a service to inspection firms, has developed this form and these Standards of Practice. By doing so, the WSPCA does not certify that the inspecting firm is a member of the WSPCA or that the inspector is qualified to perform the inspection. The WSPCA shall not be a party to any claim or action by the buyer, seller, or other interested party against the inspection firm solely by reason of making this report form and these Standards of Practice available for use.

Rev: 12/03 WSPCA © 2003 PAGE 2of
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