Home Inspection Standards of Practice (SOP)

 

1. Purpose and Scope

 

Overview:
The purpose of a home inspection is to assess the condition of the residence at the time of inspection using visual observations, simple tools, and homeowner operational controls. The goal is to report deficiencies in specific systems and components, and inspections are performed in compliance with the Standards of Practice (SOP) set forth by the Washington State Department of Licensing.

The SOP applies to:

• Buildings with four or fewer dwelling units.

• Attached garages or carports.

Key Limitations: A home inspection is:

• Not technically exhaustive.

• Not intended to identify concealed conditions or latent defects.

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2. Exclusions and Limitations

 

Inspectors are not required to:

2.1 System and Component Conditions:

• Determine the condition of systems or components that are not readily accessible.

• Assess remaining service life, strength, adequacy, effectiveness, or efficiency.

• Identify causes of conditions or deficiencies.

• Provide methods, materials, or costs of corrections.

• Predict future conditions, including system failures.

2.2 Specialized Evaluations:

• Comment on property suitability for specialized uses.

• Ensure compliance with codes, regulations, laws, or ordinances.

• Report on potentially hazardous plants or animals.

• Identify environmental hazards (e.g., mold, toxins, carcinogens, noise, soil/water/air contaminants).

2.3 Operational and Structural Limitations:

• Determine operating costs of systems or components.

• Assess acoustical properties of systems or components.

• Operate systems/components that are:

  • Shut down or inoperable.

  • Not connected or unresponsive to controls.

  • Circuit breakers, water, gas, or oil shutoff valves.

2.4 Services Not Provided:

• Perform acts contrary to law.

• Provide engineering services or other trade/professional services beyond home inspection.

• Offer warranties or guarantees unless specified in a pre-inspection agreement.

• Inspect underground items (e.g., storage tanks, sprinkler systems).

• Evaluate decorative items or inaccessible systems/components.

• Assess detached structures or common areas in multiunit housing.

2.5 Safety and Accessibility:

• Perform procedures likely to endanger the inspector, others, or damage property.

• Move ceiling tiles, personal property, furniture, or debris.

• Enter flooded crawlspaces, inaccessible attics, or hazardous areas.

• Dismantle systems/components unless explicitly required by SOP.

3. Procedures

 

A home inspector must:

• Provide a copy of the pre-inspection agreement to the client prior to the inspection unless prevented by circumstances from doing so.

• Provide the client a copy of the home inspection report according to the terms of the pre-inspection agreement.

• Return the client's money related to a home inspection report when ordered to do so by a court.

4. Structure

 

Inspection Scope:

An inspection of the structure will include the visible foundation; floor framing; roof framing and decking; other support and substructure/superstructure components; stairs; ventilation (when applicable); and exposed concrete slabs in garages and habitable areas.

The inspector will:

• Describe the type of building materials comprising the major structural components.

• Enter and traverse attics and subfloor crawlspaces.

• Inspect:

  • The condition and serviceability of visible, exposed foundations and grade slabs, walls, posts, piers, beams, joists, trusses, subfloors, chimney foundations, stairs, and the visible roof structure and attic components where readily and safely accessible.

  • Subfloor crawlspaces and basements for indications of flooding and moisture penetration.

  • Probe a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required when probing will damage any finished surface or where no deterioration is suspected.

• Describe any deficiencies of these systems or components.

• Report all wood rot and pest-conducive conditions discovered.

• Refer all issues suspected to be insect-related to a licensed structural pest inspector (SPI) or pest control operator (PCO) for follow-up.

The inspector is not required to:

• Enter:

  • Subfloor crawlspaces that require excavation or have an access opening less than eighteen inches by twenty-four inches or headroom less than eighteen inches beneath floor joists and twelve inches beneath girders (beams).

  • Any areas that are not readily accessible due to obstructions, inadequate clearances, or have conditions which, in the inspector's opinion, are hazardous to the health and safety of the inspector or will cause damage to components of the home.

• Move stored items or debris or perform excavation to gain access.

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5. Exterior

 

Inspection Scope:

An inspection of the exterior includes the visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies, handrails, guardrails, carports, eaves, soffits, fascias, and visible exterior portions of chimneys.

The inspector will:

• Describe the exterior components visible from ground level.

• Inspect visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies, handrails, guardrails, carports, eaves, soffits, fascias, and visible exterior portions of chimneys.

• Probe exterior components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required when probing will damage any finished surface or where no deterioration is suspected.

• Describe any deficiencies of these systems or components.

The inspector is not required to:

• Inspect:

  • Buildings, decks, patios, fences, retaining walls, and other structures detached from the dwelling.

  • Safety-type glass or the integrity of thermal window seals.

  • Flues or verify the presence of flue liners beyond what can be safely and readily seen from the roof or the firebox of a stove or fireplace.

• Test or evaluate the operation of security locks, devices, or systems.

• Enter areas beneath decks with less than five feet of clearance from the underside of joists to grade.

• Evaluate the function or condition of shutters, awnings, storm doors, storm windows, screens, and similar accessories.

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6. Roofs

 

Inspection Scope:

An inspection of the roof includes the roof covering materials; gutters and downspout systems; visible flashings; roof vents; skylights, and any other roof penetrations; and the portions of the chimneys and flues visible from the exterior.

The inspector will:

• Traverse the roof to inspect it.

• Inspect the gutters and downspout systems, visible flashings, soffits and fascias, skylights, and other roof penetrations.

• Report the manner in which the roof is ventilated.

• Describe the type and general condition of roof coverings.

• Report multiple layers of roofing when visible or readily apparent.

• Describe any deficiencies of these systems or components.

The inspector is not required to:

• Traverse a roof where, in the opinion of the inspector, doing so can damage roofing materials or be unsafe. If the roof is not traversed, the method used to inspect the roof must be reported.

• Remove snow, ice, debris, or other material that obscures the roof surface or prevents access to the roof.

• Inspect gutter and downspout systems concealed within the structure; related underground drainage piping; and/or antennas, lightning arresters, or similar attachments.

• Operate powered roof ventilators.

• Predict remaining life expectancy of roof coverings.​

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7. Plumbing System

 

Inspection Scope:
The plumbing system inspection includes visible water supply lines, waste/soil and vent lines, fixtures, faucets, domestic hot water system, and fuel source.

The inspector will:

• Describe the visible water supply and distribution piping materials, drain/waste plumbing materials, and water-heating equipment.

• Report:

  • Presence and functionality of sump/waste ejector pumps.

  • Location of the main water shutoff valve and/or fuel shutoff valve(s).

  • Presence of the temperature and pressure relief (TPR) valve and associated piping.

  • Whether water temperature was tested (generally accepted safe water temperature is 120°F).

• Inspect accessible water supply pipes, drain/waste plumbing, and domestic hot water system.

• Operate fixtures to observe functional flow.

• Check for functional drainage from fixtures.

• Describe any deficiencies in systems or components.

The inspector is not required to:

• Operate valves for freestanding or built-in appliances.

• Inspect systems that are shut down or winterized, or components not readily accessible.

• Inspect floor drains, exterior drain systems, or fire sprinkler systems.

• Test pressure or temperature/pressure relief valves.

• Determine potability of water, or the condition of water wells, sewage disposal systems, etc.

• Ignite pilot lights.

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8. Electrical System

 

Inspection Scope:
The inspection includes the service drop through the main panel, subpanels, branch circuits, connected devices, and lighting fixtures.

The inspector will:

• Describe primary service type, voltage, amperage, over-current protection devices, and branch wiring.

• Report:

  • Existence of a connected service-grounding conductor and service-grounding electrode.

  • If no connection to a grounding electrode is confirmed.

• Inspect main and branch circuit conductors for proper protection and condition.

• Report any presence of solid conductor aluminum branch circuits, including the recommendation for further inspection by a licensed electrician.

• Verify operation of accessible switches, receptacles, and light fixtures.

• Verify grounding and polarity, especially near plumbing fixtures or exterior.

• Advise on missing or inoperative GFCI or AFCI devices.

• Report on circuit breaker panels or subpanels known for safety concerns.

• Describe deficiencies of the systems or components.

The inspector is not required to:

• Insert tools into main or subpanels.

• Activate de-energized electrical systems or circuits.

• Operate circuit breakers or remove fuses.

• Inspect timers, security systems, smoke detectors, intercoms, or low-voltage systems.

• Dismantle electrical devices except for the deadfront covers from the main service panel.

• Move objects to gain access to components.

• Test every switch, receptacle, and fixture.

 

9. Heating System

 

Inspection Scope:
The inspection includes the fuel source, heating equipment, heating distribution, operating controls, and related components like flue pipes, chimneys, and venting.

The inspector will:

• Describe the type of fuel, heating equipment, and distribution systems.

• Operate the system using normal accessible controls.

• Inspect the condition of controls and components of systems.

• Inspect furnaces, boilers, heat pumps, and distribution systems.

• Inspect visible flue pipes and related components.

• Ensure there is a functioning heat source in each habitable space.

• Ensure air availability for combustion in fossil fuel burning devices.

• Inspect electric baseboard and in-wall heaters.

• Report any evidence of an underground storage tank.

• Describe deficiencies of systems or components.

The inspector is not required to:

• Ignite pilot lights.

• Operate heating devices that don't respond or have been shut down.

• Inspect concealed heat exchangers or inaccessible heating equipment.

• Inspect chimneys or flues interiors.

• Remove non-accessible covers or panels.

• Evaluate system capacity or combustion air adequacy.

• Evaluate thermostats beyond on/off functionality.

 

10. Air Conditioning Systems

 

Inspection Scope:
The inspection includes the cooling equipment, cooling distribution, and operating controls.

The inspector will:

• Describe the central air conditioning system and energy sources.

• Operate the system using normal control devices and record temperature differential.

• Inspect the condition of controls and components.

• Report deficiencies of systems or components.

The inspector is not required to:

• Activate cooling systems that have been shut down.

• Inspect gas-fired refrigeration systems, evaporative coolers, or window-mounted units.

• Check coolant pressure/charge.

• Determine system efficiency or adequacy.

• Operate components if temperatures are unsuitable.

• Remove inaccessible covers or panels.

• Evaluate digital-type thermostats or controls.

 

11. Interiors

 

Inspection Scope:
The inspection includes walls, ceilings, floors, windows, doors, stairs, stairways, balconies, and railings.

The inspector will:

• Verify the presence of handrails, guardrails, stairways, and landings.

• Inspect the condition of cabinets, countertops, caulking, and grout.

• Inspect walls, ceilings, and floors for concealed deficiencies.

• Test a representative number of windows and doors.

• Comment on the presence or absence of smoke detectors.

• Describe non-cosmetic deficiencies.

The inspector is not required to:

• Report cosmetic conditions.

• Verify if components are square, level, or plumb.​

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12. Insulation and Ventilation

 

Inspection Scope:
The inspection includes insulation, ventilation in attics, subgrade areas, and mechanical ventilation systems.

The inspector will:

• Inspect insulation, ventilation, and mechanical systems in accessible areas.

• Describe insulation type in unconditioned spaces.

• Report missing or inadequate vapor barriers in crawlspaces.

• Report absence of insulation where visible.

• Describe deficiencies in these systems.

The inspector is not required to:

• Determine the extent or type of insulation concealed in walls.

• Determine insulation thickness or R-value above ceilings or below floors.

 

13. Fireplaces and Stoves

 

Inspection Scope:
Includes solid fuel and gas fireplaces, stoves, dampers, fireboxes, and hearths.

The inspector will:

• Describe fireplaces and stoves.

• Inspect dampers, fireboxes, and hearths.

• Describe deficiencies in systems or components.

The inspector is not required to:

• Inspect flues beyond what is visible.

• Ignite fires.

• Perform smoke tests or evaluate draft.

• Inspect operational solid fuel devices.

• Evaluate modifications or fireplace inserts.

 

14. Site

 

Inspection Scope:
Includes the building perimeter, land grade, and water drainage adjacent to the foundation, as well as vegetation and walkways.

The inspector will:

• Describe materials used for driveways, walkways, patios, and other flatwork.

• Inspect for serviceability of adjacent walkways and retaining walls.

• Check proper grading and drainage slope.

• Inspect vegetation near the home.

The inspector is not required to:

• Inspect detached fences or retaining walls.

• Evaluate soil, trees, or vegetation unless it affects the structure.

• Determine hydrological or geological conditions.

 

15. Attached Garages or Carports

Inspection Scope:

Includes framing, siding, roof, doors, windows, and installed electrical/mechanical systems of attached garages or carports.

The inspector will:

• Inspect the overhead garage doors and hardware.

• Test garage door openers and auto-reverse systems.

• Inspect fire separation between the house and garage.

• Report fire hazards within 18 inches of the garage floor.

• Describe deficiencies in the systems or components.

The inspector is not required to:

• Verify fire ratings of non-labeled doors.

• Verify functionality of remote controls.

• Move vehicles or personal property.

• Operate equipment not addressed in the SOP.