(a) Definition of terms. The following words and terms, when used in these standards of practice, shall have the following meanings, unless the context clearly indicates otherwise.

(1) Act - The Real Estate License Act, Article 6573a, Texas Civil Statutes.

(2) Determine - To come to a decision or resolve concerning the condition, function, operation of a item, part, component, system or equipment.

(3) Functioning - Performing in an expected or required manner; carrying out the design purpose or intended operation of a part, system, component, member.

(4) Identify - To determine and report as a particular item, condition or thing.

(5) Inaccessible - Not having access without the use of special tools, equipment, or instruments, or removing doors, walls, stored items or similar obstructions, or by causing damage to a structure, finish or component, equipment or system, or by virtue of inadequate clearance, walkways, passageways, or hazardous condition.

(6) In Need of Repair - Does not adequately function or perform.

(7) Inspect - To look at or examine those items, parts, systems or components which are accessible or can reasonably be seen, heard or operated by the inspector without, except as required by this section, laboratory, scientific or engineering evaluation or testing, or destructive tests, dismantling or removal of parts, members or components.

(8) Inspector - A person licensed as a professional inspector, a person licensed as an apprentice inspector or a person licensed as a real estate inspector.

(9) Observe - To take note of by means of sight, sound, smell or touch.

(10) Performance - The act of carrying out, completing, executing or achievement of an operation, design or function in a manner consistent with the intent of the manufacturer, designer or accepted industry practice.

(11) Report - A written or oral opinion of the results of observations, determinations, or findings.

(b) Scope. These standards of inspection practice are the minimum levels of inspection practice required of inspectors for the accessible parts, components, and systems typically found in improvements to real property, excluding detached structures, decks, docks and fences. The inspection is of conditions which are present and visible at the time of the inspection, excepting the life expectancy and the anticipated future life or performance of any inspected component. All mechanical and electrical equipment, systems, and appliances are operated in normal modes and operating range at the time of the inspection. The inspector shall observe, render an opinion and report which of the parts, components, and systems present in the property have or have not been inspected. The inspector's report must specifically indicate if the inspected parts, components or systems are not functioning or in need of repair. The inspector shall report as in need of repair any recognized hazard specifically listed as such in §535.228 of this title (relating to Standards of Practice: Inspection Guidelines for Structural Systems, §535.229 of this title (relating to Standards of Practice: Inspection Guidelines for Mechanical Systems: Appliances, Cooling Systems, Heating Systems, Ducts, Vents and Flues, and Plumbing Systems) and §535.230 of this title (relating to Standards of Practice: Inspection Guidelines for Electrical Systems). The report used by the inspector must address all of the parts, components, and systems contained in §535.228 of this title (relating to Standards of Practice: Inspection Guidelines for Structural Systems, §535.229 of this title (relating to Standards of Practice: Inspection Guidelines for Mechanical Systems: Appliances, Cooling Systems, Heating Systems, Ducts, Vents and Flues, and Plumbing Systems) and §535.230 of this title (relating to Standards of Practice: Inspection Guidelines for Electrical Systems) and found in the property being inspected. If §535.223 of this title (relating to Standard Inspection Reports)applies to the inspection, the inspector shall make a written report in compliance with that section. All written inspection reports must contain the name and license number of the inspector who performed the inspection. The inspector may provide a higher level of inspection performance than required by these standards of practice and may inspect parts, components, and systems in addition to those described by these standards of practice. If an additional license is required to perform an inspection, such as an air-conditioning and refrigeration contractor license which may be required for the inspector to make a direct in-line connection to a refrigerant system, the inspector shall obtain the additional license before performing the inspection. In the event of a conflict between a specific provision and a general provision, the specific provision shall control. These standards of practice do not apply to the following:

(1) parts, components or systems other than those specifically described;

(2) conditions other than those specifically described, such as environmental conditions, presence of toxic or hazardous wastes or substances, presence of termites or other wood-destroying insects or organisms or compliance with codes, ordinances, statutes or restrictions or the efficiency, quality, durability of any item inspected;

(3) any part, component or system the inspector has excluded from inspection in accordance with the departure provision contained in this section and

(4) any determination of insurability or warrantability of any part, component or system.

(c) Departure Provision. An inspector shall exclude from the inspection any part, component or system which the inspector is not competent or qualified to inspect. An inspector may exclude any part, component or system required for inspection by the standards of practice which is inaccessible, which cannot be inspected due to circumstances beyond the control of the inspector, or which the client has agreed should not be inspected. This provision is not intended to prohibit an inspector from specializing or limiting  himself or herself to a given specialty nor to require the inspector to specifically exclude other parts, components or  systems  not ordinarily considered a part of the inspector’s specialty; however, the inspector shall comply with these standards of practice for the items being inspected or notify the client as required by this provision. If an inspector excludes any part, component or system described in the standards of practice, other than one which the client has agreed should not be inspected, the inspector shall:

(1) advise the client at the earliest practicable time that the specific part, component or system will not be included in the inspection; and

(2) confirm in any written inspection report given to the client that the specifically listed part, component or system has not been inspected.

(d) Enforcement. Failure to comply with §535.227 of this title (relating to Standards of Practice: General Provisions), §535.228 of this title (relating to Standards of Practice: Inspection Guidelines for Structural Systems, §535.229 of this title (relating to Standards of Practice: Inspection Guidelines for Mechanical Systems: Appliances, Cooling Systems, Heating Systems, Ducts, Vents and Flues, and Plumbing Systems), §535.230 of this title (relating to Standards of Practice: Inspection Guidelines for Electrical Systems) and §535.231 of this title (relating to Standards of Practice: Optional Systems) is a ground for disciplinary action as prescribed by the Act, §23 (1)(7) and §535.224 of this title (relating to Proceedings before the Committee).

§535.228. Standards of Practice: Inspection Guidelines for Structural Systems.

(a) Foundations. The inspector shall do the following:

(1) identify the type of foundation (for example, slab-on-grade or pier and beam);

(2) inspect the foundation, related structural components and/or slab surfaces;

(3) inspect the crawl space area to determine the general condition of foundation components and report the method used to observe the crawl space when an area is not entered due to inaccessibility or hazardous conditions or when access or visibility is limited;

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

(5) identify (without exhaustive detail ) the general indications of movement that supports an opinion of foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames or floor slopes;

(6) observe and report if any post tensioned cable ends are not covered;

(7) observe for the presence of crawl space ventilation;

(8) observe the conditions or symptoms that may indicate the possibility of water penetration, such as improper grading around foundation walls or plumbing leaks; and

(9) observe the site for conditions which may be adversely affecting foundation performance, such as erosion or water ponding.

(b) Specific limitations for foundations. The inspector is not required to enter a crawl space or any areas where headroom is less than 18 inches and the width of the access opening is less than two feet, or where the inspector reasonably determines conditions or materials are hazardous to health or safety of the inspector.

(c) Interior walls, doors, ceilings and floors. The inspector shall do the following:

(1) observe the deficiencies of the surfaces of walls, ceilings and floors as related to structural performance or water penetration;

(2) inspect operation of accessible doors, excepting locks and latches;

(3) inspect steps, stairways, balconies and railings, reporting as a recognized hazard spacings between intermediate guardrails which permit passage of an object greater than four inches in diameter and;

(4) report the absence of safety glass in hazardous locations as a recognized hazard.

(d) Specific limitations for Interior walls, doors, ceilings and floors. The inspector is not required to do the following:

(1) determine the condition of floor, wall or ceiling coverings except as they affect structural performance or water penetration;

(2) identify obvious damage to floor, wall or ceiling coverings;

(3) determine the condition of paints, stains and other surface coatings; or

(4) determine condition of cabinets.

(e) Exterior walls and doors, windows and door glazing. The inspector shall do the following:

(1) observe deficiencies of exterior walls as related to structural performance and water penetration;

(2) observe and report on condition and operation of exterior doors and garage doors and the operation of the door locks and latches when present.

(3) inspect the condition of windows and exterior doors to determine whether glazing is present and undamaged;

(4) inspect insulated glass windows for obvious fogging or other evidence of broken seals and report as a recognized hazard the absence of safety glass in hazardous locations;

(5) observe the presence and condition of window and door screens;

(6) inspect burglar bars, if present, for functional keyless egress in appropriate areas, reporting as a recognized hazard the absence of functional keyless burglar bars in appropriate locations;

(7) operate windows at burglar bar locations of sleeping rooms or egress areas and a random sampling of others which are accessible; and

(8) report as a recognized hazard spacings between intermediate guardrails which permit passage of an object greater than four inches in diameter.

(f) Specific limitations for exterior walls and doors, windows and door glazing. The inspector is not required to do the following:

(1) report the condition or presence of storm windows or doors, awnings, shutters or security devices or systems;

(2) determine the condition of paints stains or other surface coatings; or

(3) determine the presence of, or extent or type of, insulation or vapor barriers in exterior walls.

(g) Fireplace and chimney. The inspector shall do the following:

(1) inspect the visible components and structure of the chimney and fireplace;

(2) inspect the interior of the firebox and the visible flue area, including whether creosote is built up in the visible areas of the firebox and flue, excepting the adequacy of the draft or performance of a chimney smoke test;

(3) inspect the operation of the damper, if present;

(4) observe for presence of non-combustible hearth extension;

(5) observe the condition of lintel, hearth and material surrounding the fireplace;

(6) observe attic penetration of chimney flue, where accessible, for firestopping;

(7) inspect gas log lighter valves for function and for gas leaks;

(8) inspect operation of circulating fan, if present;

(9) observe for deficiencies in combustion air vent, if present; and

(10) observe chimney coping or crown, caps or spark arrestor (from ground level at a minimum).

(h) Specific limitations for fireplace and chimney. There are no specific limitations for fireplace and chimney.

(i) Roof, roof structure and attic. The inspector shall do the following:

(1) identify the type of roof covering and inspect its visible components and their condition (excepting the life expectancy of the roof covering), determining whether:

(A) the roof covering is appropriate for the slope of the roof;

(B) fasteners are present and appropriate, (where it can be reasonably determined); and

(C) roof jacks, flashing and counter flashing are properly installed.

(2) inspect the general condition of, and evidence of previous repairs to, flashing, skylights and other roof penetrations;

(3) observe for presence of attic space ventilation;

(4) inspect condition of roof structure and sheathing (including evidence of moisture penetration) where accessible, inspecting for the presence and appropriate installation of components such as purlins, struts, collar ties or rafter ties, where necessary, and observing for excessive deflections or depressions in the roof’s surface relating to the performance of the framing and the roof deck;

(5) enter attic space(s) except when there is inadequate access or hazardous conditions exist as reasonably determined by the inspector (observation from attic access opening only must be reported as such);

(6) report the method used to inspect roofing if the inspection is performed from other than roof level (if the inspector reasonably determines that conditions are unsafe, that the inspector cannot safely reach the roof’s surface or that damage to the roof or roof covering material may result from walking on the roof, the inspector shall report the method used to inspect the roof);

(7) observe the presence and approximate depth of insulation where visible; and

(8) observe the condition of visible installed gutter and downspout systems.

(j) Specific limitations for roof, roof structure and attic. There are no specific limitations for roof, roof structure and attic.

(k) Porches and decks. The inspector shall inspect porches, decks, steps, balconies and carports for structural performance as to visible footings, joists, deckings, railings and attachment points, where applicable reporting (except for decks which are not higher than 30 inches as measured from the adjacent grade) as a recognized hazard spacings between intermediate guardrails which permit passage of an object greater than four inches in diameter.

(l) Specific limitations for porches and decks. The inspector is not required to inspect detached structures or waterfront structures and equipment, such as docks or piers.

§535.229. Standards of Practice: Inspection Guidelines for Mechanical Systems: Appliances, Cooling Systems, Heating Systems, Ducts, Vents and Flues, and Plumbing Systems.

(a) Dishwasher. The inspector shall do the following:

(1) inspect the condition of the door gasket, control knobs and interior parts, including the dish tray, rollers, spray arms and the soap dispenser;

(2) observe the interior for signs of rust;

(3) inspect the door spring operation;

(4) observe the discharge hose or piping for condition and presence of back flow prevention;

(5) inspect the unit for secure mounting;

(6) observe for presence of water leaks;

(7) operate the unit in normal mode with the soap dispenser closed; and

(8) inspect operation, noting that the spray arms turn, the soap dispenser opens and the drying element operates.

(b) Food waste disposer. The inspector shall do the following:

(1) inspect the condition of the splash guard, grinding components and exterior;

(2) inspect the unit for secure mounting; and

(3) operate the unit, observing noise and vibration level and signs of water leaks.

(c) Range exhaust vent. The inspector shall do the following:

(1) inspect the condition of the filter, vent pipe and switches;

(2) operate the blower, observing sound, speed and vibration level;

(3) inspect operation of the light and switches; and

(4) observe the termination of the vent pipe to outside the structure when not of recirculating type or configuration.

(5) report if the vent pipe is of inadequate material; and

(6) report as a recognized hazard the absence of a vented exhaust system to the exterior of the structure when a gas range is installed in the structure.

(d) Electric or gas ranges. The inspector shall do the following: (1) inspect for broken or missing knobs, elements, drip pans or other parts, reporting the absence of an anti-tip device as a recognized hazard;

(2) inspect for operation of the signal lights and elements or burners at low and high settings;

(3) observe and report materials used for the gas branch line and the connection to the appliance; and

(4) inspect for presence, location and accessibility of gas shut-off valve and for leaks at the valve.

(e) Electric or gas ovens. The inspector shall do the following:

(1) inspect for broken or missing knobs, handles, glass panels, door hinges,lights or light covers or other parts;

(2) inspect the door for gasket condition, tightness of closure and operation of the latch;

(3) inspect the oven for secure mounting;

(4) inspect the heating elements and thermostat sensing element for proper support;

(5) observe the operation of the heating elements or the lighting, operation and condition of the flame;

(6) inspect the operation of the clock and timer, thermostat and door springs; and

(7) observe the accuracy of the thermostat with a thermometer for a 25 degree range plus or minus of a 350 degree setting.

(f) Microwave oven. The inspector shall do the following:

(1) inspect for broken or missing knobs, handles, glass panels, or other parts;

(2) inspect the condition of the door and seal;

(3) observe the oven operation by heating a container of water or with other test equipment, as reasonably determined by the inspector; and

(4) observe the operation of the light.

(g) Trash compactor. The inspector shall do the following:

(1) inspect the overall condition of the unit;

(2) operate the unit, observing noise and vibration level; and

(3) check the unit for secure mounting in place.

(h) Other built-in appliances. The inspector shall inspect overall condition, operate the appliance as practicable or note otherwise in the report.

(i) Bathroom exhaust vents and electric heaters. The inspector shall operate the unit, observing sound, speed and vibration level and determining (if possible) whether the vent pipes terminate outside the structure.

(j) Whole house vacuum system. The inspector shall do the following:

(1) inspect the condition of the main unit;

(2) operate the unit if possible; and

(3) inspect the systems from all accessible outlets throughout the house.

(k) Water heaters. The inspector shall do the following:

(1) identify the energy source;

(2) inspect the tank and fittings for leaks and corrosion;

(3) observe temperature and pressure relief valve piping for gravity drainage, size of drain pipe (no smaller than the outlet fittings), material, and correct termination (which conditions are recognized hazards);

(4) operate the temperature and pressure relief valve when of an operable type and operation will not cause damage to persons or property as reasonably determined by the inspector (for example, it would be reasonable not to operate the valve if there is improper or undetermined termination of the drain pipe, a corroded or damaged valve, improper installation of valve or drain pipe, the drain pipe is of inappropriate material or there is no water supply cut-off valve at the unit);

(5) inspect for broken or missing parts, covers or controls;

(6) observe the condition of burner, flame and burner compartment or verify the operation of heating elements and the condition of wiring;

(7) observe and report materials used for the gas branch line and the connection to the appliance, and inspect presence, location and accessibility of gas shut-off valve and for leaks at the valve;

(8) if applicable, inspect the type of vent pipe, draft diverter, draft hood and their condition, draft, proximity to combustibles and vent termination point, observing for adequate combustion and draft air;

(9) observe for presence of safety pan and drain (including the termination of the drain line) when applicable;

(10) observe for safe location and installation; and (11) inspect garage units or units which are located in rooms or enclosures opening into a garage for the following:

(A) protection for physical damage to the unit; and

(B) burners, burner ignition devices or heating elements, switches or thermostats a minimum of 18 inches above the lowest garage floor elevation, the absence of which is a recognized hazard.

(l) Doorbell and chimes. The inspector shall do the following:

(1) inspect the condition and operation of the unit; and

(2) inspect installation of all visible and accessible parts

(m) Attic power vents. The inspector shall do the following:

(1) inspect the operation and installation of the unit, including the wiring and mounting of the thermostat control, if so equipped and accessible; and

(2) observe the sound, speed and vibration level.

(n) Garage door operator. The inspector shall do the following:

(1) inspect the installation, condition and operation of the garage door operator;

(2) operate the door both manually and by an installed automatic door control;

(3) test whether the door automatically reverses during closing cycle, reporting as a recognized hazard the failure of the door to reverse automatically when tested, and that any installed electronic sensors are operable and installed at the proper heights above the garage floor ; and

(4) observe that door locks and side ropes have been removed or disabled.

(o) Hydrotherapy or whirlpool equipment. The inspector shall do the following:

(1) observe operation;

(2) inspect for the presence and operation of ground fault circuit interrupter;

(3) inspect for safe location and operation of switches;

(4) observe under the tub for evidence of leaks if the access cover is available and accessible, reporting when the cover is absent or inaccessible; and

(5) inspect the movement of the discharge ports and the operation of air intake valves.

(p) Specific limitations for appliances. The inspector is not required to do the following:

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

(2) inspect self-cleaning functions.

(q) Cooling systems other than evaporative coolers. The inspector shall do the following:

(1) identify the type of system and energy sources;

(2) operate the system using normal control devices except when the outdoor temperature is less than 60 degrees Fahrenheit;

(3) inspect for proper performance; such as by observing the temperature difference between the supply air and the return air or noticeable vibration of the blower fan;

(4) observe for the presence and drainage of the condensate drain line and secondary drain line when applicable, including whether the pipes are made of adequate material;

(5) report as a recognized hazard the termination of the primary drain pipe in a sewer vent, if the termination is visible;

(6) observe that the safety pan is appropriately sized for the evaporator coil and free of water or debris;

(7) report as a recognized hazard if the return chase and plenum are not free of improper and hazardous conditions, such as gas pipes, sewer vents, refrigerant piping or electrical wiring.

(8) observe for the presence of insulation on refrigerant pipes and the primary condensate drain pipe;

(9) inspect condensing unit for clearances, air circulation, condition of fins, location, levelness and elevation above ground surfaces;

(10) on electric units, observe from the listing plate (if accessible and legible) the kilowatt or amperage requirements of the unit; and

(11) determine if the conductor sizing and over-current protective devices are appropriately sized for the unit.

(r) Specific limitations for cooling systems. The inspector is not required to do the following:

(1) inspect for the pressure of the system coolant or determine the presence of leaks;

(2) program digital-type thermostats or controls; or

(3) operate setback features on thermostats or controls.

(s) Heating systems. The inspector shall do the following:

(1) identify the type of heating system and its energy sources;

(2) operate the system using normal control devices;

(3) inspect the condition of the controls and of the accessible operating components of the system;

(4) observe in gas units the burner, the condition of the burner compartment; the type, condition, draft and termination of the vent pipe and proximity to combustibles; the availability of combustion and draft air, observing for appropriate location, and the presence of forced air in the burner compartment (full evaluation of the integrity of a heat exchanger requires dismantling of the furnace and is beyond the scope of a visual inspection);

(5) inspect in gas units for flame impingement, uplifting flame, improper flame color and excessive scale buildup;

(6) inspect in gas units for proper materials used for the gas branch line and the connection to the appliance;

(7) inspect in gas units for presence and location of gas shut-off valve and for leaks at the valve; and

(8) verify the operability of the elements in electric furnaces;

(9) report as a recognized hazard if the return chase and plenum are not free of improper and hazardous conditions, such as gas pipes, sewer vents, refrigerant piping or electrical wiring; and

(10) state in the report if the inspector deemed the furnace to be inaccessible.

(t) Specific limitations for heating systems. The inspector is not required to do the following:

(1) inspect accessories such as humidifiers, air purifiers, motorized dampers, heat reclaimers, electronic air filters or wood-burning stoves;

(2) determine the efficiency or adequacy of a system;

(3) program digital-type thermostats or controls; or

(4) operate radiant heaters, steam heat systems or unvented gas-fired heating appliances.

(u) Ducts, vents (including dryer vents) and flues. The inspector shall do the following:

(1) observe the condition, such as damaged ducting or insulation, proper material and the routing of ducts where visible and accessible;

(2) inspect for air flow at all accessible supply registers in the habitable areas of the structure (except for determining the adequacy of the balance of conditioned air);

(3) inspect accessible duct fans and filters;

(4) inspect for improper installation, such as gas piping, sewer vents, electrical wiring or junction boxes in the plenum, returns or chases or improper sealing, where visible;

(5) inspect condition of flue system components;

(6) inspect flue and vent pipes for proper termination; and

(7) inspect for proper materials used for the venting systems.

(v) Specific limitations for ducts and vents. The inspector is not required to do the following:

(1) determine the efficiency, adequacy or capacity of the systems;

(2) determine the uniformity of the supply of conditioned air to the various parts of the structure;

(3) determine the types of materials contained in insulation, wrapping of pipes, ducts, jackets, boilers and wiring;

(4) operate venting systems unless ambient temperatures or other circumstances, in the reasonable opinion of the inspector, are conducive to safe operation without damage to the equipment; or

(5) operate a unit outside its normal operating range as reasonably determined by the inspector.

(w) Plumbing systems. The inspector shall do the following:

(1) inspect for the type and condition of all accessible and visible water supply and waste-water and vent pipes;

(2) inspect and operate all fixtures and faucets where the flow end of the faucet is not connected to an appliance;

(3) observe for the presence of back-flow devices, anti-siphon devices or systems or air gaps when applicable;

(4) observe for material compatibility of connecting devices between differing metals in the supply system, where visible;

(5) observe water supply by viewing functional flow in two fixtures operated simultaneously;

(6) observe functional drainage at accessible plumbing fixtures;

(7) observe and report deficiencies in installation and identification of hot and cold faucets;

(8) operate mechanical drainstops if installed on sinks, lavatories and tubs;

(9) inspect commodes for cracks in the ceramic material, proper mounting on the floor, evidence of leaks and operation of the tank components;

(10) observe all accessible supply and drain pipes for evidence of leaks;

(11) observe existence of visible vent pipe system to the exterior of the structure and for proper routing and termination of the vent system;

(12) inspect shower enclosure for leaks ; and

(13) operate exterior faucets attached or immediately adjacent to the structure.

(x) Specific limitations for plumbing systems. The inspector is not required to do the following:

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

(2) inspect any system which has been shut down or otherwise secured;

(3) inspect any components which are not visible or accessible;

(4) inspect any exterior plumbing components such as water mains, private sewer systems, water wells, sprinkler systems or swimming pools;

(5) inspect fire sprinkler systems;

(6) inspect or operate drain pumps or waste ejector pumps;

(7) inspect the quality or the volume of well water;

(8) determine the potability of any water supply;

(9) inspect water-conditioning equipment, such as softeners or filter systems;

(10) inspect solar water heating systems;

(11) determine the effectiveness of anti-siphon devices on appropriate fixtures or systems;

(12) operate free-standing appliances;

(13) inspect private water supply systems, swimming pools, or pressure tanks;

(14) observe the system for proper sizing, design or use of proper materials; or

(15) inspect the gas supply system for leaks;

§535.230. Standards of Practice: Inspection Guidelines for Electrical Systems.

(a) Service entrance and panels. The inspector shall do the following:

(1) observe service entrance cables for integrity of insulation, drip loop, separation of conductors at weatherheads and clearances;

(2) observe that the drop, weatherhead and mast are securely fastened;

(3) inspect for the presence of a grounding electrode conductor in the service where visible, secure connection to the grounding electrode or grounding system;

(4) inspect all accessible main and subpanels to ensure they are secured to the structure and appropriate for their location (weather-tight if exposed to weather, appropriate clearances and accessibility), with inside covers (dead fronts) in place , the conductors are protected from the edges of metal panel boxes, trip ties are installed on labeled 240 volt circuits, fasteners are proper and knock-outs filled ;

(5) inspect the condition of the wiring in the panels, its type (for example, copper or aluminum) and the compatibility of overcurrent protectors for the size of conductor being used and for proper sizing of listed equipment of overcurrent protection and conductors, when power requirements for listed equipment are readily available and conductors are properly identified (such as neutrals marked when used as hot conductors);

(6) observe when the panel is installed in a hazardous location, such as a clothes closet);

(7) report the presence or absence of appropriate connections, such as copper/aluminum approved devices, pig-tailed connections or crimp connections; and

(8) observe the presence of main disconnect(s).

(b) Specific limitations for service entrance and panels. The inspector is not required to do the following:

(1) determine service capacity amperage or voltage or the capacity of the electrical system relative to present or future use;

(2) determine the insurability of the property; or

(3) conduct voltage drop calculations;

(c) Branch circuits, connected devices and fixtures. The inspector shall do the following:

(1) inspect all accessible receptacles to determine whether:

(A) power is present;

(B) polarity is correct;

(C) the unit is grounded, if applicable;

(D) there is evidence of arcing or excessive heat;

(E) the unit is secured to the wall;

(F) the cover is in place; and

(G) ground fault circuit interrupter devices are properly installed as set forth by the current edition of the National Electric Code, publication 70A of the National Fire Protection Association and operate properly as shown by use of a tester (absence, improper installation, or improper operation of devices shall be reported as an existing or recognized hazard).

(2) operate all accessible wall and appliance switches to determine if:

(A) they are operational;

(B) there is evidence of arcing or excessive heat; and

(C) they are fastened securely with covers in place.

(3) inspect installed fixtures including lighting devices and ceiling fans;

(4) report inoperable or missing fixtures;

(5) observe and report deficiencies of exposed wiring, wiring terminations, junctions and junction boxes;

(6) observe and report deficiencies or absences of conduit in appropriate locations and for secure termination of conduit;

(7) inspect appliances and electrical gutters for proper bonding;

(8) observe subpanels for bonding and grounding;

(9) inspect for presence of disconnects in appropriate locations;

(10) inspect (if branch circuit aluminum wiring is discovered in the main or subpanels) a random sampling of accessible receptacles and switches and report the presence or absence of appropriate connections, such as copper/aluminum approved devices, pig-tailed connections or crimp connections;

(11) inspect for the improper use of extension cords;

(12) report if the inspector is unable to verify grounding of 240 volt appliances or plumbing or gas distribution systems; and

(13) inspect for inappropriate parallel wiring, such as to electric furnaces.

(d) Specific limitations for branch circuits, connected devices and fixtures. There are no specific limitations for branch circuits, connected devices and fixtures.

§535.231. Standards of Practice: Optional Systems.

(a) Scope. This section covers other systems and attachments which an inspector may be requested to inspect. The inspector may need special knowledge or tools to perform these inspections. It is the responsibility of the inspector to be properly informed and educated regarding current and safe procedures for inspecting the items described in this section. The inspector shall determine and provide a report of the condition of the equipment, systems, parts or components by visual observation and operation in normal modes and operating range noted at the date and time of the inspection. If an inspector agrees to inspect a component described in this section, §535.227 of this title (relating to Standards of Inspection: General Provisions) applies to the inspection.

(b) Inspection guidelines for gas lines. The inspector shall do the following:

(1) inspect for the condition and type of all accessible and visible gas piping; and

(2) test gas lines by using a local or an industry-accepted procedure.

(c) Specific limitations for gas lines. The inspector is not required to inspect sacrificial anode bonding or existence.

(d) Inspection guidelines for outbuildings. The inspector shall do the following:

(1) inspect the building for structural performance and for water penetration; and

(2) observe the building for compliance with electrical, plumbing and HVAC standards where applicable.

(e) Inspection guidelines for outdoor cooking equipment. The inspector shall do the following:

(1) identify the energy source and operate the unit;

(2) inspect the condition of control knobs, handles, burner bars, grills, box, rotisserie (if present) and heat diffusion material;

(3) observe the stability of the unit and pedestal;

(4) inspect gas units for proper materials used for the gas branch line and the connection to the appliance; and

(5) inspect gas units for presence and location of the gas shut-off valve and for leaks at the valve.

(f) Inspection guidelines for lawn and garden sprinkler system. The inspector shall do the following:

(1) operate all zones or stations on the system manually;

(2) observe water flow or pressure at the circuit heads;

(3) inspect for evidence of surface water leaks, presence and proper installation of anti-siphon valves and backflow preventers and presence of shut-off valves;

(4) inspect the condition and mounting of control box and visible wiring; and

(5) observe and report the operation of each zone and associated valves, spray head patterns and areas of non-coverage within the zone.

(g) Specific limitations for lawn and garden sprinkler system. The inspector is not required to inspect the automatic function of the timer or control box, the rain sensor or the effectiveness of anti-siphon valves or backflow preventers.

(h) Inspection guidelines for private water wells. The inspector shall do the following:

(1) operate at least two fixtures simultaneously;

(2) identify the type of pump and type of storage equipment;

(3) observe and determine water pressure and flow and operation of pressure switches;

(4) observe the condition of visible and accessible equipment and components;

(5) inspect for proper wiring and circuit protection;

(6) observe the condition of, and site drainage in the area of, the well head; and

(7) recommend, perform, or arrange to have performed, a coliform analysis.

(I) Specific limitations for private water wells. The inspector is not required to do the following:

(1) open, uncover or remove the pump, heads, screens, lines or other component parts of the system;

(2) determine water quality or potability or the reliability of the water supply or source; or

(3) locate or verify underground water leaks.

(j) Inspection guidelines for Individual private sewage systems (septic systems). The inspector shall do the following:

(1) report the observed condition of the accessible or visible components of the system at the time of the inspection;

(2) operate plumbing fixtures to observe functional flow;

(3) walk over the area of tanks and fields or beds to identify by visual and olfactory means, any evidence of effluent seepage or flow at the surface of the ground;

(4) inspect for areas of inadequate site drainage around or adjacent to the system;

(5) observe proximity, if known, of water wells; underground cisterns; water supply lines; streams, ponds and lakes; sharp slopes or breaks; easement lines; property lines; soil absorption systems; swimming pools or sprinkler systems.

(6) inspect the operation of the system;

(7) observe the presence of visible access to tanks;

(8) determine the type of the system, if possible, and the location of the drainfield; and

(9) verify the operation of aerators, dosing pumps and proper wiring when equipment is present.

(k) Specific limitations for individual private sewage systems (septic systems). The inspector is not required to do the following:

(1) excavate or uncover the system or its components to determine the size, adequacy or efficiency of the system; or

(2) determine the type of construction used unless readily known without excavation or destructive examination.

(l) Inspection guidelines for swimming pools and equipment (spas and hot tubs). The inspector shall do the following:

(1) determine and identify the type of pool construction;

(2) note the condition of pool surfaces, identifying cracks or deterioration of the surface(s);

(3) observe the condition of tiles, copings and decks;

(4) inspect the condition of slides, steps, diving boards and other equipment;

(5) inspect the condition of drains, skimmers and valves;

(6) observe the presence, condition and function of pool lights and ground fault circuit interrupter protection;

(7) inspect the condition and function of pump motors, controls, sweeps, proper wiring and circuit protection;

(8) inspect condition and function of heater, if present;

(9) inspect gas heaters for proper materials used for the branch line and the connection to the appliance;

(10) inspect gas heaters for presence and location of the gas shut-off valve and for leaks at the valve;

(11) observe external grounding of the pump motor, blowers and other electrical equipment, if visible;

(12) inspect the condition of the filter tank, pressure gauge and for above-ground water leaks; and

(13) observe for the presence of and determine the condition of fences, gates or enclosures.

(m) Specific limitations for swimming pools and equipment (spas and hot tubs). The inspector is not required to the following:

(1) dismantle or otherwise open any components or lines;

(2) uncover or excavate any lines or otherwise concealed components of the system, or determine the presence of sub-surface leaks;

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

(4) determine the presence of sub-surface water tables; or

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

(n) Inspection guidelines for built-in security and fire protection equipment. The inspector shall do the following:

(1) determine the type of security system and the location of monitoring devices and control boxes;

(2) inspect and note the existence of point of entry, motion, infrared or other detection devices;

(3) determine the type and location of fire detection sensors;

(4) note whether sensors are smoke, heat or ionization detectors;

(5) note the existence of external alarm, battery back-up and telephone interconnect; and

(6) observe whether system is monitored or an alarm type and randomly test the system.