STANDARDS OF PRACTICE

RESIDENTIAL STANDARDS OF PRACTICE – FOUR OR FEWER UNITS 

These Standards of Practice, compliant with California Business and Professions Code § 7195–7199, outline the scope of a home inspection for 1–4 unit residential dwellings and define terms in the Glossary (Part IV).

Part I. Scope and Purpose: A home inspection is a noninvasive, visual evaluation of readily accessible systems and components of the primary building and its primary parking structure, conducted by a reasonably prudent inspector without moving obstructions, damaging property, or risking injury. The purpose is to inform clients about the building’s general condition to aid decisions regarding repairs, further evaluations, or cost estimates to be acquired before releasing contingencies. A written report documents, in the opinion of the inspector, material issues—safety hazards, nonfunctional systems, or components nearing the end of service life—recommends corrections or evaluations by licensed contractors issued by the California Contractors State License Board or qualified professionals, and notes limitations. Inspections are not technically exhaustive, exclude cosmetic conditions (BPC § 7195(b)), and provide no warranty or guarantee of the building’s condition or future performance.

Part II. Systems and Components: The inspection includes a visual evaluation and basic operation, using Normal User Control, of the following readily accessible systems and components, or a representative number of similar components, subject to limitations in Part III. Inspectors shall report material issues and may include photos for reference, not as a substitute for written documentation. Shall Inspect refers to items to be evaluated and reported per these Standards and BPC § 7195. Shall Not Inspect refers to items not required to be evaluated or determined.

1. Structural Systems

- Shall Inspect: Foundation type, condition; floor framing; under-floor ventilation; insulation; foundation anchoring systems; cripple wall bracing; wood clearance from soil.

- Shall Not Inspect: Size, spacing, adequacy of bolting/bracing; insulation composition, energy efficiency; concealed structural elements.

2. Exterior Systems

- Shall Inspect: Surface grading near building, exterior doors, windows; attached decks, porches, balconies, stairways, handrails, guardrails; wall cladding, trim; adjacent patios, walkways, driveways.

- Shall Not Inspect: Window/door screens, shutters, awnings, security bars, fences, gates, automated door/gate openers, systems requiring ladder access.

3. Roofing Systems

- Shall Inspect: Roof coverings, drainage systems, flashings, penetrations, skylights.

- Shall Not Inspect: Roofs deemed unsafe to walk, subject to damage risk; certify, warrant leak-free status; perform water tests.

4. Attic and Roof Framing

- Shall Inspect: Roof framing, attic insulation, attic ventilation provisions.

- Shall Not Inspect: Mechanical ventilation systems, insulation composition, energy ratings.

5. Plumbing Systems

- Shall Inspect: Water supply, drain/waste/vent piping; faucets, toilets, sinks, tubs, showers; water heaters, fuel gas piping, seismic bracing; functional flow, drainage.

- Shall Not Inspect: Overflow drains, backflow devices, waste ejectors, sump pumps, drain cleanouts, water temperature controls, shower pans, whirlpool baths, saunas, fuel tanks, fuel tank leaks, wells, water treatment systems, fire suppression/sprinkler systems.

6. Electrical Systems

- Shall Inspect: Service equipment, electrical panels, circuit wiring, switches, receptacles, outlets, lighting fixtures, ground fault circuit interrupters (GFCI).

- Shall Not Inspect: Circuit breaker operation, cover plate removal, de-icing systems, photovoltaic, emergency generators, storage systems.

7. Heating and Cooling Systems

- Shall Inspect: Heating, cooling equipment; gas venting, energy sources, combustion air, exhaust vents, condensate drainage, air distribution system.

- Shall Not Inspect: Heat exchangers, electric heating elements, non-central AC units, evaporative coolers, radiant/solar/hydronic/geothermal systems, airflow balance, electronic air filters.

8. Interior Systems

- Shall Inspect: Walls, ceilings, floors, interior doors, windows; stairways, handrails, guardrails; permanent cabinets, cook-tops, ovens, dishwashers, range vents, food waste disposers; absence of smoke/carbon monoxide alarms; vehicle doors/openers.

- Shall Not Inspect: Window/door/floor coverings, security from unauthorized entry, smoke/carbon monoxide alarm types, vehicle door safety issue devices, systems requiring ladder access.

9. Fireplaces and Chimneys

- Shall Inspect: Chimney exterior, spark arrestors, firebox, damper, hearth extension.

- Shall Not Inspect: Chimney interiors, fireplace inserts, seals, gaskets, operational safety (determination). 

10. Pool, Spa, and Hot Tub Safety

- Shall Inspect: (per California Swimming Pool Safety Act): Enclosures, mesh fences, covers, exit alarms, self-closing/latching doors, pool/spa/hot tub alarms, other approved safety issue features.

- Shall Not Inspect: Compliance with standards/labels, non-safety pool/spa components.

Part III. Limitations and Exclusions: Inspections exclude the following unless agreed otherwise in writing, subject to Part I provisions:

1. Inaccessible, non- permanently installed, client-exempted systems/components.

2. Site improvements (e.g., accessory buildings, fences, landscaping, irrigation systems (BPC § 7195.5), pools/spas beyond safety issue features).

3. Systems/components underwater, underground, requiring water contact.

4. Common areas (per California Civil Code § 4177).

5. Compliance with codes, regulations, manufacturer guidelines, energy standards.

6. Adequacy, efficiency, quality, age, marketability, remaining life of systems.

7. Structural, geological, environmental, soils analyses.

8. Acoustical/nuisance properties.

9. Animals, insects, mold, hazardous substances, related damage/health risks.

10. Wood-destroying organisms (e.g., termites, rot).

11. Natural risks (e.g., seismic, wildfire, flood).

12. Water testing, leak detection in shower pans/pools.

13. Integrity of multi-pane glazing seals/coatings.

14. Original vs. modified construction.

15. Third-party reports, product defects, recalls.

16. Correction procedures, cost estimates.

17. Communication, security, low-voltage, sensor-controlled systems.

18. Fire extinguishing/suppression systems, fire-resistive qualities.

19. Elevators, lifts, dumbwaiters.

20. Operating shut-down systems, unsafe components, shutoff valves.

21. Dismantling systems, removing non-homeowner access panels.

22. Liability for missed defects subject to BPC § 7199’s 4-year statute of limitations.

Inspectors may, at their discretion, inspect non-required systems or include photos for reference, not as a substitute for written reports.

Inspectors may, at their discretion, inspect non-required systems or include photos for reference, not as a substitute for written reports. 

Part IV. Glossary of Terms

Terms in Italicized text apply to their derivatives.

- Appliance: Device (e.g., oven, dishwasher) with a specific function.

- Building: Primary structure and its designated parking structure inspected.

- Component: Part of a system, appliance, or device.

- Condition: Observable state of a system or component.

- Determine: Form an opinion based on inspection.

- Device: Component with a specific task (e.g., switch, valve).

- Enclosure: Barrier isolating a pool, spa, or hot tub from the house.

- Equipment: Appliance, fixture, or device in the building.

- Fixture: Fixed plumbing or electrical component (e.g., faucet, outlet).

- Function or Functional: Intended purpose or action of a system/component.

- Inspect: Noninvasive, visual evaluation per Part I.

- Inspector: Person conducting the home inspection.

- Material Issue: Safety issue, nonfunctional system, or component nearing end of service life.

- Normal User Control: Switch or device for occupant use.

- Operate: Activate a system/component using normal user control.

- Permanently Installed: Fixed in place (e.g., bolted, glued).

- Primary Building: Main structure agreed to be inspected.

- Primary Parking Structure: Designated building (attached or detached) for vehicle storage.

- Readily Accessible: Reachable without difficulty, moving obstructions, or risking harm.

- Representative Number: One component per area for similar items (e.g., one window per room).

- Safety Issue: Condition posing significant risk of injury.

- Shut Down: System/component turned off or disconnected, not responding to normal user control.

- Swimming Pool: Structure with water >18” deep (e.g., pool, spa, hot tub).

- System: Group of components functioning as a whole (e.g., plumbing, electrical).

- Technically Exhaustive: Beyond inspection scope, requiring specialized tools, disassembly, or analysis.

- Tested: Indicates a system or component was actively operated by normal controls during the inspection.