The inspection will be completed in accordance with the current Standards of Practice associated with the International Association of Certified Home Inspectors and the current Washington State Standards of Practice which include the following areas IAW, WAC 308-408C;

• Structure: visible foundation, floor framing, roof framing and decking, stairs, other support and substructure/superstructure components, exposed concrete slabs in garages and habitable areas.

• Exterior: 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.

• Roofs: roof covering materials, gutters and downspout systems, visible flashing, roof vents, skylights, and any other roof penetrations, portions of the chimney and flues visible from the exterior.

• Plumbing system: visible water supply lines, visible waste/soil and vent lines, fixtures and faucets, domestic hot water system and fuel source.

• Electrical system: service drop thru the main panel, sub panels including feeders, branch circuits, connected device, lighting fixtures, GFCI outlet testing and test standard duplex outlets to determine if they are wired correctly.

• Heating system: the fuel source, heating equipment, heating distribution, operating controls, flue pipes, chimneys and venting, auxiliary heating units.

• Air conditioning system: cooling equipment, cooling distribution equipment and the operating controls.

• Interiors: walls, ceilings, floors, windows, doors, steps, stairways, balconies, and railings.

• Insulation and ventilation: type and condition of the insulation in view able unfinished attics and sub grade areas as well as the installed mechanical ventilation system.

• Fireplaces and Stoves: solid fuel and gas fireplaces, stoves, dampers, fireboxes and hearths.

• Site (yards and grounds): building perimeter, land grade, water drainage directly adjacent to the foundation, trees and vegetation that adversely affect the structure, walks, grade steps, driveways, patios and retaining walls contiguous with the structure.

• Attached Garages or carports: framing, siding, roof, doors, windows, installed electrical / mechanical systems pertaining to the operation to the home.

• I do not perform pest inspections, I am not a licensed pest inspector. If I see signs of rodents and or pests, I will take pictures and note it in the report and recommend a pest inspection by a licensed pest inspector.

 

Although I agree to follow the Washington State and InterNACHI Standards of Practice, You must understand that these standards contain limitations, exceptions, and exclusions. The standards of practice can be found in the links section.

 

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When asking a home inspector questions about home issues, you have to keep in mind that your inspector isn't a licensed structural engineer or technical expert in any or all crafts or trades. Your inspector is a real estate inspection generalist, trained to inspect homes for the purpose of forming an unbiased, subjective opinion and informing the client of visible major deficiencies and possible safety concerns present at the inspected property.
A lot of customers are concerned about the kind and quality of tools the inspector uses. There is no standardized list of required tools for home Inspectors. The inspectors that tell you they have a 2-3 thousand dollar IR/Thermal imaging camera to detect latent defects are selling a gimmick. Thermal Imaging was designed for the military so Soldiers could see in the dark, not spot moisture issues. There are way too many false readings and some can be costly to repair only to find out it was a false reading because the sun was beating down on the house all day. Timing is everything when using a thermal camera and if they are used to detect moisture behind walls or in a roof system, there can be more false readings than positive. Do some research about the myths of thermal imaging and you'll see for yourself that someone claiming to be "certified or licensed" on a thermal camera is just out to make money with fancy words and expensive equipment.

My tools consist of Honesty and Integrity coupled with a keen eye, bright flashlight, knowledge of the codes, proper building techniques, standard duplex/GFCI outlet tester, Multi-meter, moisture meter, coveralls, eye protection, respirator, screwdriver, scratch awl and an unparalleled work ethic. And I don't mind getting dirty!
My loyalties lie with the house, not the buyer or seller. I will be under contract with the buyer or seller to give an honest, unbiased and subjective opinion of the home on that day and report on my findings, and that's exactly what you'll get, no gimmicks!