2.9. Attic, Ventilation & Insulation


I. The inspector shall inspect:

A. The insulation in unfinished spaces.

B. The ventilation of attic spaces.

C. Mechanical ventilation systems.

D. And report on the general absence or lack of insulation.


II. The inspector is not required to:

A. Enter the attic or unfinished spaces that are not readily accessible or where entry could cause damage or pose a safety hazard to the inspector in his or her opinion.

B. To move, touch, or disturb insulation.

C. To move, touch or disturb vapor retarders.

D. Break or otherwise damage the surface finish or weather seal on or around access panels and covers.

E. Identify the composition of or the exact R-value of insulation material.

F. Activate thermostatically operated fans.

G. Determine the types of materials used in insulation/wrapping of pipes, ducts, jackets, boilers, and wiring.

H. Determine adequacy of ventilation.


2.10.   Doors, Windows & Interior


I. The inspector shall:

A. Open and close a representative number of doors and windows.

B. Inspect the walls, ceilings, steps, stairways, and railings.

C. Inspect garage doors and garage door openers by operating first by remote (if available) and then by the installed automatic door control.

D. And report as in need of repair any installed electronic sensors that are not operable or not installed at proper heights above the garage door.

E. And report as in need of repair any door locks or side ropes that have not been removed or disabled when garage door opener is in use.

F. And report as in need of repair any windows that are obviously fogged or display other evidence of broken seals.


II. The inspector is not required to:

A. Inspect paint, wallpaper, window treatments or finish treatments.

B. Inspect central vacuum systems.

C. Inspect safety glazing.

D. Inspect security systems or components.

E. Evaluate the fastening of countertops, cabinets, sink tops and fixtures, or firewall compromises.

F. Move furniture, stored items, or any coverings like carpets or rugs in order to inspect the concealed floor structure.

G. Move drop ceiling tiles.

H. Inspect or move any household appliances..

I.  Inspect or operate equipment housed in the garage except as otherwise noted.

J. Verify or certify safe operation of any auto reverse or related safety function of a garage door.

K. Operate or evaluate security bar release and opening mechanisms, whether interior or exterior, including compliance with local, state, or federal standards.

L. Operate any system, appliance or component that requires the use of special keys, codes, combinations, or devices.

M. Operate or evaluate self-cleaning oven cycles, tilt guards/latches or signal lights.

N. Inspect microwave ovens or test leakage from microwave ovens.

O. Operate or examine any sauna, steam-jenny, kiln, toaster, ice-maker, coffee-maker, can-opener, bread-warmer, blender, instant hot water dispenser, or other small, ancillary devices.

P. Inspect elevators.

Q. Inspect remote controls.

R. Inspect appliances.

S. Inspect items not permanently installed.

T. Examine or operate any above-ground, movable, freestanding, or otherwise non-permanently installed pool/spa, recreational equipment or self-contained equipment.

U.   Come into contact with any pool or spa water in order to determine the system structure or components.

V.    Determine the adequacy of spa jet water force or bubble effect.

W.  Determine the structural integrity or leakage of a pool or spa.


3. Limitations, Exceptions & Exclusions


3.1. Limitations:

I.        An inspection is not technically exhaustive.

II.       An inspection will not identify concealed or latent defects.

III.      An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic, etc.

IV.     An inspection will not determine the suitability of the property for any use.

V.      An inspection does not determine the market value of the property or its marketability.

VI.     An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.

VII.    An inspection does not determine the life expectancy of the property or any components or systems therein.

VIII.   An inspection does not include items not permanently installed.

IX.     These Standards of Practice apply only to homes with four or fewer dwelling units.


3.2. Exclusions:


I. The inspectors are not required to determine:

A. Property boundary lines or encroachments.

B. The condition of any component or system that is not readily accessible.

C. The service life expectancy of any component or system.

D. The size, capacity, BTU, performance, or efficiency of any component or system.

E. The cause or reason of any condition.

F. The cause for the need of repair or replacement of any system or component.

G. Future conditions.

H. The compliance with codes or regulations.

I.  The presence of evidence of rodents, animals or insects.

J. The presence of mold, mildew or fungus.

K. The presence of air-borne hazards.

L. The presence of birds.

M. The presence of other flora or fauna.

N. The air quality.

O. The existence of asbestos.

P. The existence of environmental hazards.

Q. The existence of electro-magnetic fields.

R. The presence of hazardous materials including, but not limited to, the presence of lead in paint.

S. Any hazardous waste conditions.

T. Any manufacturer recalls or conformance with manufacturer installation or any information included in the consumer protection bulletin.

U. Operating costs of systems.

V. Replacement or repair cost estimates.

W. The acoustical properties of any systems.

X. Estimates of how much it will cost to run any given system.


II. The inspectors are not required to operate:

A. Any system that is shut down.

B. Any system that does not function properly.

C. Or evaluate low voltage electrical systems such as, but not limited to:
1.      Phone lines.
2.      Cable lines.
3.      Antennae.
4.      Lights.
5.      Remote controls.


D. Any system that does not turn on with the use of normal operating controls.

E. Any shut off valves or manual stop valves.

F. Any electrical disconnect or over current protection devices.

G. Any alarm systems.

H. Moisture meters, gas detectors or similar equipment.


III. The inspectors are not required to:

A. Move any personal items or other obstructions, such as, but not limited to:

1.      Throw rugs.

2.      Furniture.

3.      Floor or wall coverings.

4.      Ceiling tiles

5.      Window coverings.

6.      Equipment.

7.      Plants.

8.      Ice.

9.      Debris.

10.    Snow.

11.    Water.

12.    Dirt.

13.    Foliage.

14.    Pets


B. Dismantle, open, or uncover any system or component.

C. Enter or access any area which may, in the opinion of the inspector, to be unsafe or risk personal safety.

D. Enter crawlspaces or other areas that are unsafe or not readily accessible.

E. Inspect underground items such as, but not limited to, underground storage tanks or other indications of their presence, whether abandoned or actively used.

F. Do anything which, in the inspector's opinion, is likely to be unsafe or dangerous to the inspector or others or damage property, such as, but not limited to, walking on roof surfaces, climbing ladders, entering attic spaces or negotiating with dogs.

G. Inspect decorative items.

H. Inspect common elements or areas in multi-unit housing.

I.  Inspect intercoms, speaker systems, radio-controlled, security devices or lawn irrigation systems.

J. Offer guarantees or warranties.

K. Offer or perform any engineering services.

L. Offer or perform any trade or professional service other than home inspection.

M. Research the history of the property, report on its potential for alteration, modification, extendibility, or its suitability for a specific or proposed use for occupancy.

N. Determine the age of construction or installation of any system structure, or component of a building, or differentiate between original construction or subsequent additions, improvements, renovations or replacements thereto.

O. Determine the insurability of a property.

P. Perform or offer Phase 1 environmental audits.

Q. Inspect on any system or component which is not included in these standards.

× Back

Back to Top

Standards of Practice—Continued

Back to Top

Back to Top

Back to Top

Back to Top

©2020 Attic 2 Basement Home Inspections

All Rights Reserved

Each home inspection is treated as though it were our own.

Your peace of mind is our goal.

Attic 2 Basement Home Inspections


Call Us:



Email Us:



Attic 2 Basement Home Inspections Logo