Good Measure Property Inspections, LLC - Home Inspections and Truth In Sale of Housing Inspections
Policies

Standards of Practice and Statement of Limitations

STANDARDS OF PRACTICE - Buyer's Inspections

The inspector will inspect installed and readily accessible systems and components of homes listed in these standards of practice.
The inspector will report on systems and components inspected which, in the professional opinion of the inspector, are significantly deficient or are near the end of their service lives.  The inspector will report on why systems and components that are designated for inspection by these standards, and are present at the time of inspection, were not inspected and the reason why they were not inspected.

Structural System
The inspector shall inspect the structural system including foundation and framing.  The inspector shall probe a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist.  Probing is not required when it would damage any finished surface or where no deterioration is visible.
The inspector shall describe the structural components such as the foundation, floor, wall, ceiling and roof.
The inspector is not required to provide any engineering or architectural service, or offer an opinion as to the adequacy of any structural system or component.

Exterior
The inspector shall inspect the exterior wall covering, flashing, trim, exterior doors and walkways, patios, and driveways leading to dwelling entrances.  The inspector shall inspect attached decks, balconies, stoops, steps, porches, and their associated railings.  The inspector shall inspect the eaves, soffits, and fascias where accessible from the ground.   The inspector shall inspect the vegetation, grading, surface drainage, and retaining walls on the property when any of these are likely to adversely affect the building.
The inspector shall describe the exterior wall covering.
The inspector is not required to inspect screening, shutters, awnings and similar seasonal accessories.  The inspector is not required to inspect fences, geological, geotechnical or hydrological conditions, recreational facilities, outbuildings, seawalls, break-walls, docks, erosion control or earth stabilization measures.

Roof System
The inspector shall inspect the roof covering, roof drainage systems, flashing, skylights, chimneys, and roof penetrations.
The inspector shall describe the roof covering and report the methods used to inspect the roof.
The inspector is not required to inspect antennae, interior flues or chimneys which are not readily accessible, or other installed accessories.

Plumbing System
The inspector shall inspect the interior water supply and distributions systems including all fixtures and faucets.  The inspector shall inspect the drain, waste and vent systems including all fixtures.  The inspector shall inspect the water heating equipment, vent systems, flues, chimneys, fuel storage and fuel distribution systems, the drainage sumps, sump pumps and related piping.
The inspector shall describe the water supply, drain,  vent and waste piping material.  The inspector shall describe the water heating equipment including the energy source.  The inspector shall describe the location of main water and main fuel shutoff valves.
The inspector is not required to inspect the clothes washing machine connections, the interiors of flues or chimneys which are not readily accessible, wells, well pumps, water storage related equipment, water conditioning systems, solar water heating systems, fire and lawn sprinkler systems,  and private waste disposal systems.
The inspector is not required to determine whether water supply and waste disposal systems are public or private or determine the quantity or quality of the water supply.  The inspector is not required to operate safety valves or shutoff valves.

Electrical System
The inspector shall inspect the service drop, service entrance conductors, cables, raceways, service equipment and main disconnects, service grounding, interior components of service panels and sub panels, conductors, over current protection devices, a representative number of installed lighting fixtures, switches and receptacles, and the ground fault circuit interrupters.
The inspector shall describe the amperage and voltage rating of the service, the location of main disconnect(s) and sub panels, and wiring methods.
The inspector shall report on the presence of solid conductor aluminum branch circuit wiring and the absence of smoke detectors.
The inspector is not required to inspect remote control devices unless the device is the only control device, the alarm systems and components, low voltage wiring, systems and components, or the ancillary wiring, system and components not a part of the primary electrical power distribution system.  The inspector is not required to measure amperage, voltage, or impedance.

Heating System
The inspector shall inspect the installed heating equipment including vent systems, flues, and chimneys.
The inspector shall describe the energy source and the heating method.
The inspector is not required to inspect the interiors of flues or chimneys which are not readily accessible.  The inspector is not required to inspect the  heat exchanger,  humidifier or dehumidifier, electronic air filter, or solar space heating system.    The inspector is not required to determine heat supply adequacy or distribution balance.

Air Conditioning System
The inspector shall inspect the installed central and through-wall equipment.
The inspector shall describe the energy source and cooling method.
The inspector is not required to inspect electronic air filters or determine cooling supply adequacy or distribution balance.

Interior
The inspector shall inspect the walls, ceilings, floors, steps, stairways, railings, countertops, a representative number of installed cabinets, a representative number of doors and windows, and garage doors and garage door operators.
The inspector is not required to inspect the paint, wallpaper, any other finish treatments, carpet, window treatments, central vacuum systems, household appliances or recreational facilities.

Insulation and Ventilation
The inspector shall inspect the insulation and vapor retarders in unfinished spaces, the ventilation of attics and foundation areas, and the mechanical ventilation systems.
The inspector shall describe the insulation in unfinished spaces and the absence of insulation in unfinished spaces at conditioned surfaces.
The inspector is not required to disturb insulation or vapor retarders or determine indoor air quality.

Fireplaces and Solid Fuel Burning Appliances
The inspector shall inspect the system components and the vent systems, flues and chimneys.
The inspector shall describe the fireplaces and solid fuel burning appliances and the chimneys.
The inspector is not required to inspect the interiors of flues or chimneys, the fire screens and doors, the seals and gaskets, the automatic fuel feed devices, the mantles and fireplace surrounds, the combustion make-up air devices, or the heat distribution assists whether gravity controlled or fan assisted.  The inspector is not required to ignite or extinguish fires, determine draft characteristics, or move fireplace inserts or stoves or firebox contents.

General Limitations and Exclusions
Inspections performed in accordance with these standards are not technically exhaustive and will not identify concealed conditions or latent defects.  These standards are applicable to buildings with four or fewer dwelling units and their garages or carports.
The inspector is not required to perform any action or make any determination unless specifically stated in these standard, except as may be required by lawful authority.  The inspector is not required to determine the condition of systems or components which are not readily accessible.  Inspectors are not required to determine any of the following:  the remaining life of any system or component; strength, adequacy, effectiveness, or efficiency of any system or component; the cause of any condition or deficiency; the methods, materials, or costs of corrections;  future conditions including, but not limited to, failure of systems and components; the suitability of the property for any specialized use;  compliance with regulatory requirements (codes, regulations, laws, ordinances, etc.); the market value of the property or its marketability; the advisability of the purchase of the property;  the presence of potentially hazardous plants or animals including, but not limited to, wood destroying organisms or diseases harmful to humans;  the presence of any environmental hazards including, but not limited to toxins, carcinogens, noise, and contaminated soil, water, and air;  the effectiveness of any system installed or methods utilized to control or remove suspected hazardous substances; the operating costs of systems or components; the acoustical properties of any system or component.
The inspector is not required to offer or perform any act contrary to law, engineering services, work in any trade or professional service other than property inspection, or warranties or guarantees of any kind.
The inspector is not required to operate any system or component which is shut down or otherwise inoperable, any system or component which does not respond to normal operating controls, or any shutoff valves.
The inspector is not required to enter any area which will, in the opinion of the inspector, likely be dangerous to the inspector or other persons or damage the property or its systems or components.  The inspector is not required to enter the underfloor crawl spaces or attics which are not readily accessible.
The inspector is not required to inspect any of the following:  underground items including, but not limited to underground storage tanks or other underground indications of their presence, whether abandoned or active;  systems or components which are not installed; decorative items;  systems or components located in areas that are not entered in accordance with these standards;  detached structures other than garages and carports;  common elements or common areas in multi-unit housing, such as condominium properties or cooperative housing.
The inspector is not required to perform any procedure or operation which will, in the opinion of the inspector, likely be dangerous to the inspector or other persons or damage the property or systems or components.  The inspector is not required to move suspended ceiling tiles, personal property, furniture, equipment, plants, snow, soil, ice or debris.  The inspector is not required to dismantle any system or component, except as explicitly required by these standards.

STATEMENT OF LIMITATIONS:

Inspections are essentially visual, not technically exhaustive, and do not imply that every defect will be discovered.  The inspection and report are based upon conditions that existed at the time of inspection.   There is no destructive analysis or technical testing.  The inspection covers only the listed items for safety, not for code compliance.  It is not intended to reflect the value of the premises, nor to make any representation as to the advisability or inadvisability of purchase.  Cost to cure estimates may be discussed, but they are not contractor bids.  If estimates are provided, they are to allow you to better understand the severity of the problem.   They must be confirmed by quotes from qualified contractors.

Good Measure Property Inspections LLC assumes no liability and shall not be liable for any mistakes, omissions, or errors in judgment beyond the cost of the report.  This limitation of liability shall include and apply to all consequential damages, bodily injury and property damage of any nature.   The information is intended for the sole use of the client and no third party liability is assumed.  Good Measure Property Inspections LLC assumes no responsibility for the cost or repairing or replacing of any unreported defects or conditions.  The inspection and report are not a guarantee or warranty, expressed or implied, of any building fixture or component.  The inspection and report are furnished on an “opinion only” basis.

No tests are performed to determine the presence of airborne particles such as asbestos, noxious gases such as radon, formaldehyde, molds, mildews, toxic, carcinogenic or malodorous substances or other conditions of air quality that may be present; nor conditions which may cause the above.  No test for lead products or any other hazardous substance is performed.  No representations as to the existence or possible condition of abandoned wells, septic systems, or underground fuel storage tanks is made.  Hazardous wastes are not part of the inspection/report and no representations are made as to any above or below ground pollutants or contaminants.  The quality of drinking water is not a part of this inspection.  The inspection and report does not include analysis or testing of any environmental health hazards.  No tests are performed to determine presence or absence of rodents and insects pests.

The inspection/report excludes and does not intend to cover any and all components, items and conditions which by nature of their location are concealed or otherwise difficult to inspect.  Excluded are all cosmetic conditions, such as carpeting, vinyl floors, wallpapering and painting.

The client agrees that the inspector’s liability for the report is for one year after the date of the inspection.  After one year no legal action can be brought against the inspector or the inspector’s company.

The inspection is performed to the standards listed above.

Good Measure Property Inspections, LLC
David Harrington - Licensed Inspector
651-210-0912 phone
651-917-1971 Fax
2161 Roblyn Avenue
Saint Paul, Minnesota 55104
gmpinspections@hotmail.com