For the exterior inspection the inspector SHALL inspect:

• The exterior wall-covering materials;
• the eaves, soffits and fascias;
• A representative number of windows;
• All exterior doors;
• Flashing and trim;
• Adjacent walkways and driveways;
• Stairs, steps, stoops, stairways, and ramps;
• Porches, patios, decks, balconies, and carports;
• Railings, guards and handrails;
• Vegetation, surface drainage, retaining walls, and grading of the property, where they may adversely affect the structure due to moisture intrusion; and
• Garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls

The inspector SHALL describe:

• The type of exterior wall-covering materials
• A garage vehicle door as manually-operated or installed with a garage opener

The inspector SHALL report as in need of correction:

• Any improper spacing between intermediate balusters, spindles, and rails
• Photo-electric safety sensors that did not operate properly

The inspector is NOT required to:

• Inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting
• Inspect items that are not visible or readily accessible from the ground, including window and door flashing
• Inspect or identify geological, geotechnical, hydrological, or soil conditions
• Inspect erosion-control or earth-stabilization measures
• Inspect recreational facilities or playground equipment
• Inspect seawalls, breakwalls, or docks
• Inspect for safety-type glass
• Inspect underground items such as wells, springs, or utilities
• Inspect solar, wind, or geothermal systems
• Inspect wastewater treatment systems, septic systems, or cesspools
• Inspect irrigation or sprinkler systems
• Inspect drain fields or dry wells
• Determine the integrity of multiple-pane window glazing or thermal window seals
• Inspect or operate equipment housed in the garage, except as otherwise noted
• Verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door
• Operate or evaluate any security bar release and opening mechanism, whether interior or exterior, including their compliance with local, state, or federal standards
• Inspect pools, spas, or fountains
• Determine the structural integrity or leakage of pools or spas

Specifications for chimney height, clearances, and flashings at a roofline:

1. Chimneys shall extend at least 2 feet higher than any portion of a building within 10 feet, but shall not be less than 3 feet above the point where the chimney passes through the roof.
2. Gas appliance "B" vents must be at least 1 inch away from combustible materials and terminate at least 1 foot above the roof.
3. Oil appliances "L" vents must terminate at least 2 feet above the roof.
4. If the "L" vent terminates directly to the exterior, they must have a clearance of 6-9 inches depending on the type and what it's connected to.
5. There should be at least a 4 inch separation between multiple flues within the same chase for proper draft.
6. When flashing is installed below the ridge the roof-to-wall flashing should extend up at least 4 inches.
7. When the chimney is wider than 30 inches a cricket or saddle should be installed.
8. The height of the cricket should be between one -eighth and one-half the width of the chimney depending on the pitch of the roof.

For the roof and attic inspection the inspector SHALL inspect:

• The roof-covering material;
• The gutters and downspouts;
• The vents, flashing, skylights, chimney, and other roof penetrations; and
• The general structure of the roof from the readily accessible panels, doors, or stairs
• Insulation in unfinished spaces, including attics, crawlspaces and foundation areas;
• Ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and
• Mechanical exhaust systems in the kitchen, bathrooms, and laundry area

The inspector SHALL describe:

• The type of roof-covering materials  
• The type of insulation observed; and
• The approximate average depth insulation observed at the unfinished attic floor area or roof structure

The inspector SHALL report as in need of correction:

• Observed indications of active roof leaks
• The general absence of insulation or ventilation in unfinished spaces

The inspector is NOT required to:

• Walk on any roof surface
• Predict the service life expectancy
• Inspect underground downspout diverter drainage pipes
• Remove snow, ice, debris, or other conditions that prohibit the observation of the roof surfaces
• Inspect antennae, satellite dishes, lighting arrestors, de-icing equipment, or similar attachments
• Walk on any roof areas that appear, in the inspectors opinion, to be unsafe
• Walk on any roof areas if doing so might, in the inspectors opinion, cause damage
• Perform a water test
• Warrant or certify the roof
• Confirm proper fastening or installation of any roof-covering material
• Enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspectors opinion, pose a safety hazard
• Move, touch, or disturb insulation
• Move, touch, or disturb vapor retarder
• Break or otherwise damage the surface finish or weather seal on or around access panels or covers
• Identify the composition or R-value of insulation material
• Activate thermostatically operated fans
• Determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers, or wiring
• Determine the adequacy of ventilation

From the 2015 IRC

R908.3.1 Roof Re-Cover

The installation of a new roof covering over an existing roof covering shall be permitted where any of the following conditions occur:

1. Where the new roof covering is installed in accordance with the roof covering manufacturer's approved instructions

2. Complete and separate roofing systems, such as standing-seam metal roof systems, that are designed to transmit the roof loads directly to the building's structural system and do not rely on existing roofs and roof coverings for support, shall not require the removal of existing roof coverings.

3. Metal panel, metal shingle and concrete and clay tile roof coverings shall be permitted to be installed over existing wood shake roofs where applied in accordance with Section R908.4.

4. The application of a new protective coating over an existing spray polyurethane foam roofing system shall be permitted without tear-off of existing roof coverings.

R908.3.1.1 Roof Re-Cover Not Allowed

A roof recover shall not be permitted where any of the following conditions occur:

1. Where the existing roof or roof covering is water soaked or has deteriorated to the point that the existing roof or roof covering is not adequate as a base for additional roofing.

2. Where the existing roof covering is slate, clay, cement or asbestos-cement tile.

3. Where the existing roof has two or more applications of any type of roof covering.

ACCESS DOORS FROM CONDITIONED SPACES TO UNCONDITIONED SPACES (E.G., ATTICS AND CRAWL SPACES) SHALL BE WEATHERSTRIPPED AND INSULATED TO A LEVEL EQUIVALENT TO THE INSULATION ON THE SURROUNDING SURFACES. ACCESS SHALL BE PROVIDED TO ALL EQUIPMENT THAT PREVENTS DAMAGING OR COMPRESSING THE INSULATION. A WOOD FRAMED OR EQUIVALENT BAFFLE OR RETAINER IS REQUIRED TO BE PROVIDED WHEN LOOSE FILL INSULATION IS INSTALLED, THE PURPOSE OF WHICH IS TO PREVENT THE LOOSE FILL INSULATION FROM SPILLING INTO THE LIVING SPACE WHEN THE ATTIC ACCESS IS OPENED, AND TO PROVIDE A PERMANENT MEANS OF MAINTAINING THE INSTALLED R-VALUE OF THE LOOSE FILL INSULATION.

Chart determining various conditions and types of insulation.

The heating and cooling inspection the inspector SHALL inspect:

• The heating and cooling system, using normal operating controls

The inspector SHALL describe:

• The location of the thermostat for the heating and cooling system;
• The energy source; and
• The heating and cooling method

The inspector SHALL report in need of correction:

• Any heating and cooling system that did not operate; and
• If the heating and cooling system was deemed inaccessible

The inspector is NOT required to:

• Inspect, measure, or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, makeup air, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems
• Inspect fuel tanks or underground or concealed fuel supply systems
• Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating and cooling system
• Light or ignite pilot flames
• Activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conductive to safe operation or may damage the equipment
• Override electronic thermostats
• Evaluate fuel quality
• Verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs, or clocks
• Measure or calculate the air for combustion, ventilation, or dilution of flue gases for appliances
• Inspect portable window units, through-wall units, or electronic air filters
• Operate equipment or systems if the exterior temperature is below 65 degrees or when other circumstances are not conductive to safe operation or may damage the equipment
• Examine electrical current, coolant fluids or gases, or coolant leakage

For the gas or solid fuel fireplace inspection the inspector SHALL inspect:

• Readily accessible and visible portions of the fireplaces and chimneys;
• Lintels above the fireplace openings;
• Damper doors by opening and closing them, if readily accessible and manually operable; and
• Cleanout doors and frames

The inspector SHALL describe:

• The type of fireplace

The inspector SHALL report as need of correction:

• Evidence of joint separation, damage or deterioration of the hearth, hearth extensions or chambers;
• Manually operated dampers that did not open and close;
• The lack of a smoke detector in the same room as the fireplace;
• The lack of a carbon monoxide detector in the same room as the fireplace; and
• Cleanouts not made of metal, pre-cast cement, or other non-combustible material

The inspector is NOT required to:

• Inspect the flue or vent system
• Inspect the interior of chimney or flues, fire doors or screens, seals or gaskets, or mantels
• Determine the need for a chimney sweep
• Operate gas fireplace inserts
• Light pilot flames
• Determine the appropriateness of any installation
• Inspect automatic fuel-fed devices
• Inspect combustion and/or make-up air devices
• Inspect heat-distribution assists, whether gravity-controlled or fan-assisted
• Ignite or extinguish fires
• Determine the adequacy of drafts or draft characteristics
• Move fireplace inserts, stoves, or firebox contents
• Perform a smoke test
• Dismantle or remove any component
• Perform a National Fire Protection Association (NFPA)-style inspection
• Perform a Phase 1 fireplace and chimney inspection

For the electrical inspection the inspector SHALL inspect:

• The service drop;
• The overhead service conductors and attachment point;
• The service head, gooseneck, and drip loops;
• The service mast, service conduit and raceway;
• The electric meter and base;
• Service-entrance conductors;
• The main service disconnect;
• Panelboards and over-current protection devices (circuit breakers and fuses);
• Service grounding and bonding;
• A representative number of switches, lighting fixtures, and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible;
• All ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and
• For the presence of smoke and carbon monoxide detectors

The inspector SHALL describe:

• The main service disconnect's amperage rating, if labeled; and
• The type of wiring observed

The inspector SHALL report as in need of correction:

• Deficiencies in the integrity of the service-entrance conductors' insulation, drip loop, and vertical clearances from grade and roofs;
• Any unused circuit-breaker panel opening that was not filled;
• The presence of solid conductor aluminum branch-circuit wiring, if readily visible;
• Any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and
• The absence of smoke and/or carbon monoxide detectors

The inspector is NOT required to:

• Insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures
• Operate electrical systems that are shut down
• Remove panelboard cabinet or dead fronts
• Operate or re-set over-current protection devices or overload devices
• Operate or test smoke or carbon monoxide detectors or alarms
• Inspect, operate, or test any security, fire or alarm systems or components, or other warning or signaling systems
• Measure or determine the amperage or voltage of the main service equipment, if not visibly labeled
• Inspect ancillary wiring or remote-control devices
• Activate any electrical systems or branch circuits that are not energized
• Inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices
• Verify the service ground
• Inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility
• Inspect spark or lighting arrestors
• Inspect or test de-icing equipment
• Conduct voltage-drop of labeling
• Inspect exterior lighting

Code Requirements:

1. Working space 30 in. wide x 3 ft. deep min
2. Working space to floor & min 6 ft. 6 in. height
3. No panels in clothes closet or bathroom
4. Not to be located over steps of a stairway
5. 4 in. air space req'd behind surface-mounted metal panel in damp or wet location

Service Entrance Chart

Wire Size Chart:

For the plumbing inspection the inspector SHALL inspect:

• The main water supply shut-off valve;
• The main fuel supply shut-off valve;
• The water heating equipment,including the energy source, venting connections, temperature/pressure-relief (TPR) valve, Watts 210 valves, and seismic bracing;
• Interior water supply, including all fixtures and faucets, by running the water;
• All toilets for proper operation by flushing;
• All sinks, tubs, and showers for functional drainage;
• The drain, waste and vent system; and
• Drainage sump pumps with accessible floats

The inspector SHALL describe:

• Whether the water supply is public or private based upon observed evidence;
• The location of the main water supply shut-off valve;
• The location of the main fuel supply shut-off valve;
• The location of any observed fuel-storage system; and
• The capacity of the water heating equipment, if labeled

The inspector SHALL report as in need of correction:

• Deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
• Deficiencies in the installation of hot and old water faucets;
• Active plumbing water leaks that were observed during the inspection; and
• Toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate

The inspector is NOT required to:

• Light or ignite pilot flames
• Measure the capacity, temperature, age, lief expectancy, or adequacy of the water heater
• Inspect the interior of flues or chimneys, combustion air systems, water softener or filtering system, well pumps, or tanks, safety or shut-off valves, floor drains, lawn irrigation systems, or fire sprinkler systems
• Determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply
• Determine the water quality, potability, or reliability of the water supply or source
• Open sealed plumbing access panels
• Inspect clothes washing machines or their connections
• Operate any valve
• Test shower pans, tub and shower surrounds or enclosures for leakage or for functional overflow protection
• Evaluate the compliance with conservation, energy, or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping
• Determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices
• Determine whether there are sufficient cleanouts for effective cleaning of drains
• Evaluate fuel storage tanks or supply systems
• Inspect wastewater treatment systems
• Inspect water treatment systems or water filters
• Inspect water storage tanks, pressure pumps, or bladder tanks
• Evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements
• Evaluate or determine the adequacy of combustion air
• Test, operate, open or close; safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves
• Examine ancillary or auxiliary systems or components, such as, but not limited to, those related o solar water heating and hot water circulation
• Determine the existence or condition of polybutylene, polyethylene, or similar plastic piping
• Inspect or test for gas or fuel leaks, or indications thereof

It is critical that discharge pipes meet the following requirements, which can be found in InterNACHI’s Water Heater Discharge Piping mini-course, at www.nachi.org/education. A discharge pipe should: 

1. be constructed of an approved material, such as CPVC, copper, polyethylene, galvanized steel, polypropylene, or stainless steel. PVC and other non-approved plastics should not be used since they can easily melt.
2. not be smaller than the diameter of the outlet of the valve it serves (usually no smaller than 3/4").
3. not reduce in size from the valve to the air gap (point of discharge).
4. be as short and as straight as possible so as to avoid undue stress on the valve.
5. be installed so as to drain by flow of gravity.
6. not be trapped, since standing water may become contaminated and backflow into the potable water.
7. discharge to a floor drain, to an indirect waste receptor, or to the outdoors. 
8. not be directly connected to the drainage system to prevent backflow of potentially contaminating the potable water.
9. discharge through a visible air gap in the same room as the water-heating appliance.
10. be first piped to an indirect waste receptor such as a bucket through an air gap located in a heated area when discharging to the outdoors in areas subject to freezing, since freezing water could block the pipe.
11. not terminate more than 6 inches (152 mm) above the floor or waste receptor.
12. discharge in a manner that could not cause scalding.
13. discharge in a manner that could not cause structural or property damage.
14. discharge to a termination point that is readily observable by occupants, because discharge indicates that something is wrong, and to prevent unobserved termination capping.
15. be piped independently of other equipment drains, water heater pans, or relief valve discharge piping to the point of discharge.
16. not have valves anywhere.
17. not have tee fittings.
18. not have a threaded connection at the end of the pipe so as to avoid capping.

It is critical that water heaters meet the following requirements:

1. Fuel-fired water heaters prohibited in storage closets
2. Not in bedrooms, bathrooms, or their closets EXCEPT [Direct-vent water heater ok without enclosure, water heater ok in dedicated enclosure with solid, weatherstripped, self-close door, & all combustion air from exterior]
3. Ignition source 18 inches above garage floor EXCEPT [Flammable vapor ignition-resistant (FVIR) water heaters, water heaters in seperate enclosed space accessible from outside the garage, and no combustion air from garage]
4. Minimum 18 inches above floor in area where flammables stored (basements) unless FVIR
5. Seismic bracing required
6. Barrier or elevation required in garage or carport
7. Minimum 3 inch concrete pedestal if supported on ground

For doors, windows, and interior the inspector SHALL inspect:

• Representative number of doors and windows by opening and closing them;
• Floors, walls and ceilings;
• Stairs, steps, landings, stairways and ramps; and
• Railings, guards and handrails

The inspector SHALL report as in need of correction:

• Improper spacing between intermediate balusters, spindles, and rails for steps, stairways, guards and railings;
• Any window that was obviously fogged or displayed other evidence of broken seals

The inspector is NOT required to:

• Inspect paint, wallpaper, window treatments, or finish treatments
• Inspect floor coverings or carpeting
• Inspect central vacuum systems
• Inspect for safety glazing
• Inspect security systems or components
• Move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure
• Move suspended ceiling tiles
• Operate or evaluate any security bar release and opening mechanism, whether interior or exterior, including their compliance with local, state, or federal standards
• Operate any system appliance or component that requires the use of special keys, codes, combinations, or devices
• Inspect elevators
• Inspect remote controls
• Inspect items not permanently installed
• Discover firewall compromises
• Inspect pools, spas, or fountains
• Determine the adequacy of whirlpool or spa jets, water force, or bubble effects
• Determine the structural integrity or leakage of pools or spas

Code requirements for Stairs

• Floor or landing required top & bottom of interior stairways EXC 311.76
• At top (includes garages) where door does not swing over stairs __311.7.6X
• Headroom min 6 ft. 8 in. F28 EXC 311.72
• Floor opening above edge of stair tread can project 43/4 in. 311.72X
• Min stairway width measured above handrail 36 in. F28 311.721
• Handrails may project into required width max 41/2 in. F28 EXC 311.78.2+ 61/2in. OK at passing tread projection if min width maintained_311.7.8.2X"?
• Min width at & below handrails 311/2 in. if 1 handrail, 27 in. if 2 311.71
• Max riser height 73/4 in., min tread depth 10 in. F29 311.725.1&2
• Max 3/8 in. variance between tallest/shortest riser within flight F29 __ 311.7.5.1
• Max 3/8 in. variance between deepest/smallest tread within flight F29 311.7.5.2
• If tread depth < 11 in., nosing min 34 in. max 1/4 in. & uniform F29 311.75.3
• Open risers > 30 in. above floor or grade openings must be <4 in. _ 311.7.5.1
• Max vertical rise of flight 151 in. between landings or floor levels 311.7.3"

The inspector is NOT required to:

• Inspect or move any household appliances
• Not include data plates of appliances for manufacturer recall information
• Operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights
• Inspect microwave ovens or test leakage from microwave ovens.
• Evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures.
• Operate or examine any sauna, steam-generating equipment, kiln, toaster, icemaker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices.

For the structure, basement, and crawlspace inspection the inspector SHALL inspect:

• The foundation;
• The basement;
• The crawlspace; and
• Structural components

The inspector SHALL describe:

• The type of foundation
• The location of the access to the under-floor space

The inspector SHALL report in need of correction:

• Observed indications of wood in contact with or near soil;
• Observed indications of active water penetration;
• Observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and
• Any observed cutting, notching and boring of framing members that may, in the inspectors opinion, present a structural or safety concern

The inspector is NOT required to:

• Enter any crawlspace that is NOT readily accessible, or whether entry could cause damage or pose a hazard to him/herself
• Move stored items or debris
• Operate sump pumps with inaccessible floats
• Identify the size, spacing, span, or location or determine the adequacy of the foundation bolting, bracing, joist spans or support systems
• Provide any engineering or architectural service
• Report on the adequacy of any structural system or component

Thank you for choosing Jon’s Honest Inspections. I appreciate the opportunity to work with you and provide insight into your property. If you found the inspection helpful, I would be incredibly grateful if you could take a moment to leave a review. Your feedback not only supports my small business, but also helps others make informed decisions.

You can leave a review here:

👉 https://g.page/r/Cc58Z_EbMvmGEBM/review

Thanks again for your trust and support!

– Jon