South Carolina Home Inspector Standards of Practice

As set forth by the South Carolina Residential Builder's Commission

 

Introduction
The purpose of the Residential Standards of Practice (Standards) is to establish a uniform guide for performing an inspection of buildings and equipment.

 

Terms
A Glossary of terms and definitions is located at the bottom of this page.

 

Procedures
The procedures are the Residential Standards that identify what is to be inspected and reported. The Inspector will not disclose any information concerning the results of the inspection without the approval of the clients or their representatives.

The Inspector will not accept compensation, financial or otherwise, from more than one interested party for the same service without the consent of all interested parties.

The Inspector will not accept, nor offer commissions or allowances, directly, from other parties dealing with their client in connection with work for which the member is responsible.

The Inspector will promptly disclose to his client any interest in a business which may affect the client. The member will not allow an interest in any business to affect the quality or results of their inspection work which they may be called upon to perform. The inspection work may not be used as a vehicle by the inspector to deliberately obtain additional work in another field for twelve months.

 

Purpose
The purpose of a Residential -Inspection is to disclose the general conditions of the building, improvements, mechanical systems and appliances as they exist on the day of the inspection.

 

Scope
The scope of the Residential Inspection is a visual observation, with limited use of mechanical instruments, of readily accessible areas of the building, improvements, mechanical systems and appliances. The inspection is limited to areas and systems identified as follows: grounds and appurtenances; roofing / guttering / other roof components; home exteriors; garage / carport; electrical; basement / crawl space / slab; plumbing; heating; cooling; attic; general interiors and kitchen / appliances.

 

Limitation
The Residential Inspector Standards are designed to identify and disclose observed general conditions. The Residential Inspection is limited to readily accessible areas. No disassembly of equipment or activating of equipment that has been "shut - down" shall be performed. No opening of walls, moving furniture, appliances, stored items, walking on roofs, or excavation is to be performed. Concealed, camouflaged, or inaccessible conditions may not be exposed.

Systems and conditions that are not within the scope of the inspection include, but are not limited to: environmental hazards (e.g. lead paint, materials, asbestos radon); pest formaldehyde, toxic or flammable infestation; portable appliances (e.g. washer, dryers, window air conditioners); security systems; telephone or television systems, fire or lawn sprinklers; swimming pools; spas or jetted tubs; tennis courts ; playground or other recreational or leisure appliances or equipment; below ground septic or drainage systems; water wells; zoning ordinances; building code conformity; or any items considered cosmetic in nature. Any general comments about these systems and conditions are informational only and do not represent an inspection.

 

Warranties and Guarantees
The Residential inspection report is not intended to be used as a guarantee or warranty, expressed or implied, regarding adequacy, performance, or condition of any inspected building, improvements, mechanical system or appliance.

The Residential inspector takes no position on value nor makes any representation as to advisability of purchase or suitability to use. Inspector assumes no liability beyond the cost of the report.

 

Licensing Requirements
License Requirements for Persons Engaging in the Business of Inspection Practice:

a) For purposes of this code section only "Division" means Division of LLR Residential Builders Commission.

b) No person-shall engage in the practice of inspecting unless such person has a valid license issued by the Division.

c) Any person desiring to qualify under the provisions of this section who meets the requirements of this section, submits proper application prior to and including December 31, 1994 and pays or has paid the required fees and is not otherwise in violation of these chapters shall be issued a state-wide professional inspector license without an examination.

d) The decision of the Division as to the necessity of taking the examination or as to the qualifications of applicants taking the required examination shall in the absence of fraud be conclusive. All individuals, engaged in vocation of professional inspecting after December 31.11 1994,. shall take the examination and qualify under this code section before engaging in such vocation. All applicants for examination and licenses provided-for by this code section and all applicants for renewal of licenses under this code section shall be required:

1. To have a minimum of I year experience working under the direction and supervision of an individual holding a valid license for professional inspectors, licensed builder, general contractor or engineer, architecture, or municipal or county inspector and
    

2. To have inspected a minimum of 50 properties under the standards of practices and
    

3. To pass a written examination administered by the Commission or an exam recognized by this Commission.

e) All applicants for examinations and licenses provided for by this code section and all applicants for renewal of licenses under this code section shall be required to fill out a form which shall be provided by the Division.

f) The Division shall notify each local governing authority of the provisions of this chapter relating to licenser, especially the provisions of subsection b of this code section. The Division shall notify such governing authorities that after December 31, 1994, any person desiring a license to engage in the vocation of inspection practice shall be required to pass an examination as provided in this chapter.

 

A) ROOFING, GUTTERING AND OTHER ROOF COMPONENTS

 

1) ROOF STYLE
A) Identify and report the styles of roofs. (Examples: hip, gable, shed, mansard.. etc.)

2) ROOF COVERINGS (materials):
A) Identify the type materials, (composition shingles, slate, cement asbestos, etc.).
B) Inspect the covering and report the observed condition, describing visible condition and evidence of leaks.

3) VISIBLE FLASHING:
A) Inspect and report the observed condition of visible flashing. If
flashings are not visible, report not visible, not inspected.
B) Describe and report defects or improperly installed flashing.

4) SKYLIGHTS:
A) Report if present or not.
B) Inspect and report if there is evidence of leaking.

5) ROOF PENETRATIONS (plumbing stacks, gas vents, etc.):
A) Inspect and report the observed condition of all roof protrusions. and their flashing.
B) Describe and report defects or deficiencies.

6) FIREPLACE C YS :
A) Report if present or not.
B) Inspect and report the observed condition of the chimney and its component elements.
C) Describe and report defects and/or deficiencies.

7) GUTTERS AND DOWNSPOUTS
A) Report if present or not.
B) Inspect and report the observed conditions of gutters and downspout systems.
C) Describe and report defects or deficiencies.

 

LIMITATIONS
A) The Inspector is not required to:
1) Perform tasks that place his or her person in danger.
2) Inspect or report on accessory items not listed above, (antennas, solar panels, etc.)
3) Estimate the remaining life of roof coverings, flashing, caulking materials, or other components.
4) Handler or disturb materials suspected of containing hazardous materials.
B) Describe and report how the roof was inspected. (from ground, with binoculars, from a ladder).
C) Describe and report areas that could not be inspected (tops of flat roof, valleys of compound roof designs, etc.)

 

B) HOME EXTERIOR

1. TRIM
A) Inspect and report the observed condition of the materials.
B) Describe and report defects.

2. SIDING/WALL COVERINGS
A) Identify the materials by type.
B) Inspect and report the observed condition of the materials and components.

3) PAINT
A) Inspect and report the observed condition.
B) Observe the condition of paint and caulking.

4) WINDOWS
A) Inspect and report the observed condition of a representative number.
B) Identify and report the type. (wood, metal, etc.)
C) Describe and report defects or deficiencies.

5) DOORS
A) Inspect and report the observed condition of all accessible exterior doors.
B) Describe and report visible defects.

6) STORM WINDOWS AND DOORS
A) Report if present or not.
B) Describe and report visible defects.

7) SCREENS
A) Report if present or not.
B) Report the observed condition.

8) PORCHES
A) Report if present or not.
B) Inspect and report defects or deficiencies.

9) DECKS, PATIOS, AND BALCONIES (attached to the dwelling)
A) Report if present or not.
B) Inspect and report the observed condition of the structures and components.
C) Describe and report defects and/or deficiencies.

10) If determinable, report if alterations or additions have been made to original house.

 

C) GARAGE / CARPORT

1) TYPE
A) Report if present or not.
B) Describe style, size and location. (example: a two-car attached garage or carport, single car attached, two-car drive under, etc.)

2) DOORS AND OPENERS
A) Report if present or not.
B) Operate doors and/or openers and report if functional.

 

LIMITATIONS
A) The Inspector is not required to:
1) Operate door openers that have been disconnected from power source.
2) Operate doors if animals are loose in a garage.

 

D) ELECTRICAL

1. OVER CURRENT PROTECTION
A) Identify and report the type.
B) Inspect and report the visible condition.
C) Describe and report defects and/or deficiencies.

2. TYPE-PE CONDUCTORS, MAIN AND BRANCH CIRCUITS
A) Identify the type conductors present on the service cable and all visible circuit conductors (aluminum or copper).
B) Describe and report visible defects and/or deficiencies.
C) Report the location of the main service panel and sub-service panels.

3) INCOMING SERVICE
A) Identify and report the location (overhead or underground).
B) Describe and report the condition.

4) GROUNDING CABLE
A) Identify and report the presence, location and observed condition of grounding conductors.

5)í FIXTURES AND OUTLETS
A) Test a representative number of accessible light switches, wall
receptacles and light fixtures.
B) Describe and report defects and/or deficiencies.
C) Identify and report the presence of ë
aluminum wiring in Brach circuit conductors.

6) GROUND FAULT CIRCUITS INTERRUPTER (GFCI)
A) Report if present or not.
B) Identify the locations of GFCI breakers.
C) Test and report if breakers that protect wall outlets are operational or inoperable. Describe how tested.

7) SMOKE DETECTORS
A) Report if present or not.

 

LIMITATIONS
A) The Inspector is not required to:
1) Insert any tool, probe or testing device into the main or subpanels.
2) Activate electrical system or branch circuits that are not energized.
3) Operate overload protection devices except GFCI breakers.
4) Test GFCI breakers that are not connected to a wall outlets.
5) Move objects to gain access to electrical outlets or panels.
6) Inspect equipment that is not readily accessible, nor dismantle equipment or component.
7) Test all switches . receptacles, or fixtures, nor to remove switch or receptacle.
8) Operate a smoke detector by any means other than supplied by the manufacturer.

 

E) BASEMENT, CRAWL SPACE, SLAB

1) BASEMENT
A) Report if present or not.

2) CRAWL SPACE
A) Report if present or not.
B) Report if not entered and/or how inspected.
C) Inspect and report entry access location, and adequacy of underfloor ventilation.
D) Describe and report any visible damage.

3) SLAB
A) Report if present or not.
B) Inspect and report visible conditions.
C) Describe and report visible defects and/or deficiencies.

4) VISIBLE FRAMING :
A) Report if not visible.
B) Inspect and report the observed condition of the visible materials and structural components.
C) Describe and report defects and/or deficiencies.

5) VISIBLE FOUNDATION WALLS
A) Report the type materials.
B) Inspect and report observed condition of the visible materials.
C) Report if walls are not visible.
D) Describe and report detects and/or deficiencies.

6) FLOORS :
A) Report the type materials (concrete, dirt, or wood).
B) Inspect and report the observed condition.
C) Describe and report defects and/or deficiencies.

7) EVIDENCE OF WATER SEEPAGE
A) Describe and report evidence of water seepage or penetration into or through a foundation, basement, or crawl space.
B) Report any damage from water noted.

8) SUMP AND PUMP
A) Report if presents

 

LIMITATIONS
A) The Inspector is not required to:
1) Enter crawl space with headroom less than 18 inches or where adverse conditions exist.
2) Move stored items or debris.
3) Enter areas which may contain hazardous materials.
4) Determine the extent of damage caused by insects or water.
5) Operate sump pumps.

 

F) PLUMBING

1) VISIBLE WATER PIPING
A) Identify and report the type.
B) Describe and report defects and/or deficiencies.

2) VISIBLE WASTE PIPING
A) Identify and report the type.
B) Describe and report defects and/or deficiencies.

3) WATER SUPPLY
A) Identify and report the source.
B) If source is unknown, report as unknown.
C) Verify presents of back flow prevention device.

4) WASTE DISPOSAL SYSTEM
A) Identify and report the source.
B) If source is unknown, report as unknown.
C) Describe and report defects and/or deficiencies.

5) MAIN WATER SHUT-OFF
A) Report the location.

6) WATER HEATER
A) Identify and report the observed condition.
B) Determine if pressure relief valve is present.

7) FAUCETS
A) Report functional flow.

8) DRAINS
A) Report functional drainage.

9) WATER PRESSURE
A) Report adequacy.

10) SHOWERS AND ALL F
A) Operate all fixtures
B) Inspect and report the observed condition.
C) Describe and report defects and/or deficiencies.

I 1) WASHER AND DRYER CONNECTIONS
A) Inspect and report location.
 

12) OTHER EQUIPMENT
A) Inspect and report the observed condition of waste ejection systems when possible.
B) Inspect and report the presence and condition of laundry tubs and wet bars.
C) Describe or identify other equipment and report if tested or not tested.

 

LIMITATIONS
A) The Inspector is not required to:
1) Operate systems that have been "shut-down" or winterized.
2) Operate pre sure relief valves where the Inspector feels operation may result is leaking.

 

G) HEATING

1) TYPE ENERGY SOURCE
A) Report type of fuel.

2) EQUIPMENT
A) Report the type equipment.
B) Operate and report the observed condition of thermostat.

3) BTU/HR. RATING :
A) Report the btu/hr rating, if available.

4) LOCATION AND CONDITION :
A) Report the location of all heating equipment.
B) Operate, inspect, and report the observed condition.
C) Describe and report defects and/or deficiencies.

5) DISTRIBUTION
A) Inspect and report the observed condition of the visible supply and return air ducts return openings.

6) VENTS
A) Inspect and report the observed condition of a representative number of
supply and return openings.

7) FILTERS
A) Identify if present.

8) OTHER
A) Inspect and report the presence and observed condition of fixed units
used for supplementary heat.

 

LIMITATIONS
A) The inspector is not required to:
1) Operate equipment when the exterior temperature is 85 degrees Fahrenheit or above.
2) Activate equipment that has been "shut-down" or will not respond to thermostat controls.
3) Disassemble equipment by any means other than panels provided by the manufacturer for inspections and/or service.
4) Report on the efficiency of the system or distribution.

 

H) COOLING

1) TYPE ENERGY SOURCE
A) Report the energy source.

2) EQUIPMENT BRAND
A) Report the type equipment by brand.

3) BTU/hr. RATING
A) Report the btu/hr rating, if available.

4) CONDITION AND OPERATION
A) Operate the equipment (weather permitting) by normal control services and report the observed condition.

LIMITATIONS
A) The Inspector is not required to:
1) Activate systems that have been "shut down" or otherwise deactivated.
2) Operate cooling equipment when the ambient temperature has been less than 65 degrees Fahrenheit within the previous 24 hours.
3) Report on the efficiency of the equipment.

 

I) ATTIC

1) ACCESS
A) Report if not entered and why not entered.

2) INSULATION TYPE AND APPROXIMATE DEPTH
A) Identify and report the type and approximate density of thickness of the
insulation.

3) VENTILATOR FAN
A) Identify if present and report observed condition.

4) WHOLE HOUSE FAN
A) Identify if present and report observed condition.

5) FRAMING
A) Identify the materials.
B) Describe and report defects and/or deficiencies.

6) LEAKS
A) Identify and report evidence of leaking, both previous and existing.

 

LIMITATION
A) The Inspector is not required to:
1) Move furniture or owner's possessions.
2) Light a fire in the fireplace.

 

K) KITCHENS AND APPLIANCES

A) Identify fuel source.
B) Observe and report all built in appliances.

1) CABINETS AND COVERING
A) Report the observed condition.

2) STOVE OR RANGE
A) Identify fuel source.
B) Operate and report defects and/or deficiencies.

3) OVEN
A) Identify fuel source.
B) Operate and report defects and/or deficiencies.

4) TRASH DISPOSAL
A) Identify if present.
B) Operate and report defects and/or deficiencies.

5) FAN/VENT HOOD
A) Identify if present.
B) Operate and report defects and/or deficiencies.

6) DISHWASHER :
A) Identify if present.
B) Operate and report defects and/or deficiencies.

 

LIMITATIONS
A) The Inspector is not required to:
1) Calibrate temperatures or determine if the oven heated temperature
corresponds to the control setting.
2) Determine the efficiency of any equipment.
3) Determine the remaining life of any equipment.

 

L) GENERAL CONDITIONS OF RESIDENCE

A) Report general condition of the residence and the maintenance.

 

M) ADVERTISEMENTS

1) For the purposes of this section advertisements include, but are not limited to: inspection reports, business cards invoices, signs, purchased telephone directory displays and advertising by newspapers, radio, and television.
A) Advertisements by a person licensed as a inspector shall contain the name, business name, address, and license number of the licensee. If the person is licensed as a Home Inspector the advertisements shall also contain the person.
B) The Commission may reprimand or suspend or revoke the license of a person who is found to have engaged in false or misleading advertising or to have failed to comply with provisions of this section.
C) Any Inspector who moves is required to keep us informed of any change of address.

 

N) DEPARTURE PROVISION

1) An inspector shall exclude from the inspection any part, component or
system which the inspector is not competent or qualified to inspect.
2) Any exclusion shall be disclosed in the report.

 

Glossary of Terms

For the purpose of the Residential Inspector Standards, certain abbreviations, terms, phrases, words and their derivatives shall be construed as defined in this Glossary of Terms. Words used in the present tense include the future. Words in the masculine gender include the feminine and neuter. Words in the feminine gender include the masculine and neuter. The singular number includes the plural and the plural number includes the singular.

Words, terms or phrases not defined below shall have the meanings stated in the Standard Building Code, Standard Mechanical Code, CABO One and Two Family Dwelling, Standard Plumbing Code Standard Gas Code, National Electrical Code. Words not defined below or in one of the Codes shall have the meanings in.  Webster's Ninth New Collegiate Dictionary, as revised.

 

ACTIVATE: To turn on equipment by normal control means such as a thermostat or control switch.

 

ACCEPTABLE: Functioning as designed, installed, or intended.

 

ACCESSIBLE: Admitting close approach, but which first may require the removal of a panel, door or similar covering of the item described, without damaging the building structure or finish. See READILY ACCESSIBLE.

 

ACCESSORY BUILDING: A secondary building, the use of which is incidental to that of the main building.

 

ADEQUATE OR ADEQUACY: Equal to a requirement, sufficient.

 

AMBIENT TEMPERATURE: The temperature around equipment.

 

ATTIC: Accessible space between top of uppermost ceiling and the underside of roof Inaccessible spaces are considered structural cavities.

 

BASEMENT: A space of fully story height below the first floor wholly or partly below exterior grade.

 

CELLAR: That portion of a building, the ceiling of which is entirely below grade or less than 4 feet, 6 inches above grade.

 

CHASE: A groove. or shaft in a wall provided for accommodation, of pipes, ducts, or conduits.

 

CIRCUIT: The path of electricity away from, and back to, its source.

 

CODE: Refers to the local building codes.

 

CONCEALED: Rendered inaccessible.