Part 1. Definitions and Scope

These Standards of Practice provide guidelines for a commercial building inspection and define certain terms relating to these inspections.

1. A commercial building inspection is a survey and basic operation of the systems and components of a building. The purpose of the inspection is to provide the Client with information regarding the general condition of the building(s).

2. A commercial building inspection report identifies material deficiencies observed in the inspected building’s components and systems which, in the opinion of the Inspector, are not functioning as intended or are at the ends of their service lives. The report may be written or verbal or any other agreed upon format.

3. Inspections performed in accordance with these Standards of Practice are not technically exhaustive and shall apply to the primary building(s).

SECTION 1 - Foundation, Basement, and Under-floor Areas

1. Items to be inspected:

1. Foundation systems

2. Floor framing system

3. Under-floor ventilation

4. Foundation anchoring and cripple wall bracing

5. Wood separation from soil

6. Insulation

2. The inspector is not required to: 

1. Determine size, spacing, location, or adequacy of foundation bolting/bracing

2. Determine the composition or energy rating of insulation materials

SECTION 2 - Exterior

1. Items to be inspected:

1. Surface grade directly adjacent to the buildings

2. Doors and windows

3. Attached decks, porches, patios, balconies, stairways, and their enclosures

4. Wall cladding and trim

5. Portions of walkways and driveways that are adjacent to the buildings

2. The inspector is not required to: 

1. Inspect door or window screens, shutters, awnings, or security bars

2. Determine whether a building is secure from unauthorized entry

3. Inspect fences or gates or operate automated door or gate openers or their safety devices

4. Use a ladder to inspect systems or components

SECTION 3 - Roof Covering

1. Items to be inspected: 

1. Covering

2. Drainage

3. Flashings

4. Penetrations

2. The inspector is not required to: 

1. Walk on the roof surface if in the opinion of the inspector there is risk of damage or hazard to the inspector

2. Warrant or certify that roof systems, coverings, or components are free from leakage

SECTION 4 - Roof Framing

1. Items to be inspected:

1. Framing 

2. Ventilation

3. Insulation

2. The inspector is not required to: 

1. Inspect the suspended ceiling systems or remove suspended ceiling panels

2. Inspect mechanical attic ventilation systems or components

3. Determine the composition or energy rating of insulation materials

SECTION 5 - Plumbing

1. Items to be inspected: 

1. Water supply piping

2. Drain, waste, and vent piping

3. Faucets and fixtures

4. Fuel gas piping

5. Water heaters

6. Functional flow and functional drainage

2. The inspector is not required to: 

1. Fill any fixture with water or inspect overflow drains or drain-stops, or evaluate backflow devices, waste ejectors, sump pumps, or drain line cleanouts

2. Inspect or evaluate water temperature balancing devices, temperature fluctuations, time to obtain hot water, water circulation, or solar heating systems or components

3. Inspect whirlpool baths, steams showers, or sauna systems or components

4. Inspect fuel tanks or determine if the fuel gas system is free of leaks

5. Inspect wells or water treatment systems

SECTION 6 - Electrical

1. Items to be inspected:

1. Service equipment

2. Electrical panels

3. Circuit wiring

4. Switches, receptacles, outlets, and lighting fixtures

2. The inspector is not required to:

1. Inspect high voltage systems or components

2. Operate circuit breakers or circuit interrupters

3. Remove covers from any electrical panel, equipment, or outlet

4. Inspect de-icing systems or components

5. Inspect private or emergency electrical supply systems or components

SECTION 7 - Central Heating and Cooling

1. Items to be inspected:

1. Central heating and cooling equipment

2. Energy source and connections

3. Combustion air and exhaust vent systems

4. Condensate drainage

5. Conditioned air distribution systems

2. The inspector is not required to: 

1. Operate heating, cooling, or ventilation equipment

2. Inspect heat exchangers or electric heating elements

3. Inspect radiant, solar, dydronic, or geothermal systems or components

4. Inspect or review any equipment printouts or displays

5. Determine volume, uniformity, temperature, airflow, balance, or leakage of any air distribution system

SECTION 8 - Building Interior

1. Items to be inspected:

1. Walls, ceilings, and floors

2. Door and windows

3. Stairways, handrails, and guardrails

2. The inspector is not required to: 

1. Inspect window or floor coverings

2. Operate or test smoke alarms or automated door safety devices

3. Determine adequacy of egress

4. Use a ladder to inspect systems or components

PART III. Limitations, Exceptions, and Exclusions

1. The following are excluded from a commercial building inspection

1. Systems or components of a building, or portions thereof, which are not readily accessible, not permanently installed, or not inspected due to circumstances beyond the control of the inspector or which are specifically excluded by the inspector

2. Site improvements or amenities, including, but not limited to; accessory buildings, fences, planters, landscaping, irrigation, swimming pools, spas, ponds, waterfalls, fountains or their components or accessories

3. Signage

4. Deficiencies that fall within the scope of routine maintenance

5. Nonessential features of inspected appliances

6. Systems or components, or portions thereof, which are underground, under water, or where the inspector must come into contact with water

7. Determining compliance with manufacturer installation guidelines or specifications, building codes, accessibility standards, conservation or energy standards, regulations, ordinances, covenants, or other restrictions

8. Determining adequacy, efficiency, suitability, quality, age or remaining life of any building, system, or component, or marketability or advisability of purchase

9. Structural, architectural, geological, environmental, hydrological, land surveying, or soils-related examinations

10. Acousti or other nuisance characteristics of any system or component of a building, complex, adjoining property, or neighborhood

11. Conditions related to animals, insects, or other organisms, including fungus and mold, and any hazardous, illegal, or controlled substance, or the damage or health risk arising there from

12. Risks associated with events or conditions of nature including, but not limited to; geological, seismic, wildfire, and flood

13. Water testing any building, system, or component or determine leakage in shower pans, pools, spas, or any body of water

14. Determining the integrity of hermetic seals at multi-pane glazing

15. Reviewing information from any third-party, including but not limited to; product defects, construction documents, and recalls or similar notices

16. Specifying repairs/replacement procedures or estimating cost to correct

17. Communication, computer, security, or low-voltage systems and remote, timer, sensor, or similarly controlled systems or components

18. Fire extinguishing and suppression systems and components or determining fire resistive qualities of materials or assemblies

19. Elevators, escalators, lifts, and dumbwaiters

20. Fireplaces and their chimneys

21. Lighting pilot lights or activating or operating any systems, component, or appliance that is shut down, unsafe to operate, or does not respond to normal user controls

22. Operating shutoff valves or shutting down any system or component

23. Dismantling any system, structure, component or removing access panels

2. The inspector may, at his or her discretion:

1. Inspect any building, system, component, appliance, or improvement not included or otherwise excluded by these standards of practice. Any such inspection shall comply with all other provisions of these standards unless agreed otherwise

2. Include photographs in the written report or take photographs for inspector’s reference