Analysis and Reporting Flashcards
INSPECTION SCOPE
The objective is to provide the client with information about the condition of the observed systems and components at the time of the inspection.
While using more complex instruments can locate additional deficiencies, it can subject the home inspector to additional risk by moving the inspection beyond the visual inspection as stated in the Standard of Practice (SoP).
One SoP requires that the home inspector report when a system or component is:
• not functioning properly,
• significantly, deficient,
• unsafe,
• near the end of its service life.
A home inspection is a report about the conditions during the inspection. Conditions change, sometimes within minutes after the inspection is complete
Inspection Limitations
A home inspection is not technically exhaustive.
The home inspector is a generalist.
The home inspector is not required to, and usually should not, attempt to determine the cause of a deficiency.
A home inspection cannot report on concealed and latent deficiencies.
A home inspection cannot report on deficiencies located in areas that are not readily accessible.
a home inspector is not required to dismantle (take apart) or remove components to make an area readily accessible, unless the component is intended to be taken apart or removed by the occupant during normal maintenance.
A home inspection is not intended to report cosmetic deficiencies
STANDARDS OF PRACTICE
The home inspector should not perform an inspection (or any other service) without specifying the SoP that the home inspector will use.
The home inspector should use only one SoP during an inspection.
the home inspector should use the SoP designated by the licensing authority (if any).
If the home inspector is not performing under a government license, the home inspector should use the SoP published by the professional association to which the home inspector belongs (if any).
A home inspector should ask three important questions during a home inspection.
1. What should I look at?
2. What should I look for?
3. Why is something deficient?
The SoP answers the what should I inspect question by telling the home inspector to inspect the exterior wall coverings.
The SoP answers the what should I look for question by telling the home inspector to report conditions that are not functioning properly, significantly deficient, unsafe, and near the end of service life.
REPORT WRITING
A home inspection consists of two tasks.
The home inspector must gather information about the condition of systems and components that are required to be inspected according to the applicable SoP.
The home inspector must communicate the information in terms that the client can understand and use to make decisions.
A good report will not make up for a poor inspection, but a poor report will make a good inspection useless.
Home inspectors are in the communication business.
All communications should be understandable by an ordinary and reasonable person.
Deficiency Statements
The deficiency statement should provide enough information to help the client understand why the deficiency is important or what could occur if the deficiency is not addressed.
The implication statement is important and is often excluded or poorly explained in inspection reports.
The implication statement should strike a balance between helping the client understand the implications of the deficiency, and not being unduly alarming.
The deficiency statement should provide the client with the home inspector’s recommendation about how to proceed. This does not mean that the home inspector should specify or design a repair.
Most SoPs provide three options that the home inspector may use to advise the client:
•repair/replace the system or component,
•have a qualified specialist evaluate the system or component,
•monitor the system or component for possible future action.
Repair/replace is the default option for deficiencies reported using not functioning properly and unsafe
Further evaluation by a qualified specialist is the appropriate recommendation when:
1.evidence of a deficiency exists but the cause or current state of the deficiency cannot be determined,
2.evidence of a deficiency exists, but confirmation requires analysis or procedures that are out of scope of a home inspection,
3.the system, component, or deficiency is beyond the home inspector’s expertise.
Evaluate should not be used to transfer risk back to the client by recommending evaluation of everything;
Significantly Deficient
A system or component that is significantly deficient may, or may not, function properly during the inspection; however, it presents a deficit that is likely to cause improper functioning under certain conditions or at some future time.
Just because a significantly deficient system or component has not failed does not mean it will never fail.
A condition is unsafe if it satisfies all of these criteria:
•serious injury could occur,
•the injury risk is significant,
•the injury could occur during normal use of the system or component.
The definition of an unsafe condition varies over time and usually becomes broader.
The decision is simple; there is no grandfathering of safety conditions.
The home inspector has two options. The home inspector can report the unsafe condition as a deficiency and recommend that it be repaired/replaced. This option is most appropriate for unsafe conditions in newer houses and for conditions that constitute a very high injury risk. The other option is to report the unsafe condition as information and recommend that care be exercised when using the system or component
Component age is usually an important factor when estimating whether a component may be near the end of its service life; but it is not the only factor
Being near the end of service life is a condition, not necessarily a deficiency.
In no case should the home inspector make any statement that could be interpreted as an estimate of the remaining service life of a system or component.
Imminent Threats to People and to Property
One general inspection rule is that the home inspector may not discuss findings and recommendations with anyone except the client without the client’s permission.
Another general inspection rule is that the home inspector should leave the property as it was before the inspection.
A home inspector might be held responsible for damages if the home inspector fails to respond appropriately, even if the home inspector did not cause the situation.
The appropriate response depends on the threat level and on conditions during the inspection.
System and Component Descriptions
Description errors can be used against the home inspector.
Descriptions need not be long, but they should be accurate and in sufficient detail so that the reader can distinguish the system or component from similar systems and components.
Home inspectors are not required to, and usually should not, operate shutoff valves
Attic, Crawl Space, and Roof Inspection Method Description
SoPs usually require that the home inspector describe the methods used to inspect the attic, crawl space, and roof coverings. This is probably the most important description because it informs the client about inspection limitations that are often encountered when inspecting these areas.
Inspection Limitation Statements
Most SoPs require the home inspector to report when a system or component that is required to be inspected is not inspected, and to report the reasons why it was not inspected.
The home inspector should include in all limitation statements a recommendation that the client have the system or component inspected, and a warning that the uninspected system or component may possess costly deficiencies.
Inspection Tools
More sophisticated instruments, usually called circuit analyzers, are available. These devices are more accurate than three-light testers and can detect more defects.
Most moisture meters are calibrated to measure moisture in wood. Some have adjustments that can recalibrate for measuring other materials. Both types of meters can produce inaccurate results if not properly calibrated and used.
Infrared (Laser) Thermometer and Infrared Camera
They cannot see through objects and cannot determine the condition inside the object unless the condition affects the infrared radiation emitted from the surface of the object.
The temperature measurement error is usually larger when the thermometer is further away from the object
