Optimal Home Inspections

Most Recommended Home Inspector in NJ

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Fireplaces

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 When inspecting fireplaces and solid fuel burning appliances, a home inspector shall:

Inspect Fireplace

  • Fireplaces and solid fuel burning appliances, without testing draft characteristics, excluding fire screens and doors, seals and gaskets, automatic fuel feed devices, mantles and non-structural fireplace surrounds, combustion make-up air devices, or gravity fed and fan assisted heat distribution systems; and
  • Chimneys and combustion vents excluding interiors of flues and chimneys;

Describe Fireplace

  • Type of fireplaces and/or solid fuel burning appliances;
  • Energy source; and
  • Visible evidence of improper draft characteristics.

Insulation

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When inspecting the insulation components and ventilation system of a residential building, the home inspector shall:

Inspect Insulation

  • Insulation in unfinished spaces without disturbing insulation;
  • Ventilation of attics and crawlspaces; and
  • Mechanical ventilation systems; and

Describe Insulation

  • Insulation in unfinished spaces adjacent to heated areas; and
  • Evidence of inadequate attic and crawlspace ventilation.

Interior

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When inspecting the interior of a residential building, a home inspector shall:

Inspect Interior

  • Walls, ceilings, and floors excluding paint, wallpaper and other finish treatments, carpeting, and other non-permanent floor coverings;
  • Steps, stairways, and railings;
  • Installed kitchen wall cabinets to determine if secure;
  • At least one interior passage door and operate one window per room excluding window treatments; and
  • Household appliances limited to:
    • The kitchen range and oven to determine operation of burners or heating elements excluding microwave ovens and the operation of self-cleaning cycles and appliance timers and thermostats;
    • Dishwasher to determine water supply and drainage; and
    • Garbage disposer.

Heating

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When inspecting the heating system, a home inspector shall:

Inspect Heating

  • Installed heating equipment and energy sources, without determining heat supply adequacy or distribution balance, and without operating automatic safety controls or operating heat pumps when weather conditions or other circumstances may cause damage to the pumps, and excluding humidifiers, electronic air filters and solar heating systems;
  • Combustion vent systems and chimneys, excluding interiors of flues or chimneys;
  • Fuel storage tanks, excluding propane and underground storage tanks; and
  • Visible and accessible portions of the heat exchanger.

Describe Heating

  • Heating equipment and distribution type; and
  • Energy sources.

Electrical

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When inspecting the electrical system, a home inspector shall:

Inspect Electrical

  • Service entrance system;
  • Main disconnects, main panel, and sub panels, including interior components of the main panel and sub panels;
  • Service grounding;
  • Wiring, without measuring amperage, voltage or impedance, excluding any wiring not a part of the primary electrical power distribution system, such as central vacuum systems, remote control devices, telephone or cable system wiring, intercom systems, security systems, and low voltage wiring systems;
  • Over-current protection devices and the compatibility of their ampacity with that of the connected wiring;
  • At least one of each interior installed lighting fixture, switch, and receptacle per room and at least one exterior installed lighting fixture, switch, and receptacle per side of the house; and
  • Ground fault circuit interrupters.

Describe Electrical

  • Amperage and voltage rating of the service;
  • Location of the main disconnect, main panels, and sub-panels;
  • Type of over-current protection devices;
  • The predominant type of wiring;
  • Presence of knob and tube branch circuit wiring; and
  • Presence of solid conductor aluminum branch circuit wiring.

Landscaping

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Well-maintained landscaping and other improvements are important for the enjoyment of a healthy and durable property.

Plants, Trees & Shrubs:  Check the location and condition of all trees and shrubbery. Those that are overgrown should be pruned or trimmed. Where trees or bushes have overgrown, complete removal may be necessary. Trees need to be trimmed.  Overhanging branches should not interfere with a chimney’s draft, be too close to utility wires, or deposit leaves and twigs on the roof or inside gutters and drains. Trees and shrubbery that are very close to exterior walls or roofs can cause damage. They can make it difficult to perform homeowner maintenance, inspections and repairs. Branches around the perimeter of the house should be pruned back. Tree roots under concrete walks can cause damage. Roots are usually exposed near the surface and can be cut back. Tree roots can cause a home’s foundation to crack by pushing against it from the outside. If you have any of these issues, consider hiring an arborist. An arborist is a specialist in the cultivation and care of trees and shrubs, including tree surgery, the diagnosis, treatment, and prevention of tree diseases, and the control of pests. Find a certified arborist in New Jersey at www.njaisa.com

Yard Drainage

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Making sure that your property is sloped to allow proper drainage can mean the difference between a trouble-free rainy season and a flooded basement a few times a year.  Unwanted moisture intrusion—even at a level not serious enough to cause interior flooding—can create insidious problems that will be difficult to completely eliminate, such as weakened structural elements, mold growth, and other damage and health hazards.

Most problems with moisture in basements and crawlspaces are caused by poor site drainage. The ground should slope away from window wells, exterior basement stairs, and other means of egress. The bottom of each of these areas should be sloped to a drain. Each drain should have piping that connects it to a stormwater drainage system (if there is one) or that drains to either a discharge at a lower grade or into a sump pit that collects and discharges the water away from the building. 

Rain:  During the next heavy rainstorm without lightning, grab an umbrella and go outside. Walk around your house and look around at the roof and property. A rainstorm is a perfect time to see how the roof, downspouts, and grading are performing. Observe the drainage patterns of your entire property, as well as the property of your neighbor. The ground around your house should slope away from all sides. Downspouts, surface gutters, and drains should be directing water away from the foundation.

One important maintenance task is to monitor and maintain the drains and piping. Drains and piping should be open and clear of leaves, earth, and debris. A garden hose can be used to check water flow, although its discharge cannot approximate storm conditions. 

House on a Hillside:  Where a building is situated on a hillside, it is more difficult to slope the ground away from the building on all sides. On the high-ground side of the building, the slope of the ground toward the building could be interrupted by a surface drainage system that collects and disposes of rainwater runoff. Swales can be used to direct surface water away from the foundation. There are two general types of surface drainage systems: an open system, consisting of a swale (often referred to as a ditch), sometimes with a culvert at its end to collect and channel water away; and a closed system, consisting of gutters with catch basins.

An Introduction to NJ SOP

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Standards of Practice

13:40-15.16 Standards of Practice

A direct link to the NJ Standards of Practice (SOP) is provided here for your convenience. https://www.njconsumeraffairs.gov/regulations/Chapter-40-Subchapter-15-Home-Inspection-Advisory-Committee.pdf

    a) All licensees shall comply with the standards of practice contained in this section when conducting home inspections. The scope of home inspection services performed in compliance with the requirements set forth in this section shall provide the client with objective information regarding the condition of the systems and components of the home as determined at the time of the home inspection.

    b) Nothing in this section shall be construed to require a licensee to:

    1) Enter any area or perform any procedure that is, in the opinion of the home inspector, unsafe and likely to be dangerous to the inspector or other persons;

    2) Enter any area or perform any procedure that will, in the opinion of the licensee, likely damage the property or its systems or components;

    3) Enter any area which does not have at least 24 inches of unobstructed vertical clearance and at least 30 inches of unobstructed horizontal clearance;

    4) Identify concealed conditions and latent defects;

    5) Determine life expectancy of any system or component;

    6) Determine the cause of any condition or deficiency;

    7) Determine future conditions that may occur including the failure of systems and components including consequential damage;

    8) Determine the operating costs of systems or components;

    9) Determine the suitability of the property for any specialized use;

    10) Determine compliance with codes, regulations and/ or ordinances;

    11) Determine market value of the property or its marketability;

    12) Determine advisability of purchase of the property;

    13) Determine the presence of any potentially hazardous plants, animals or diseases or the presence of any suspected hazardous substances or adverse conditions such as mold, fungus, toxins, carcinogens, noise, and contaminants in soil, water, and air;

    14) Identify the presence of, or determine the effectiveness of, any system installed or method utilized to control or remove suspected hazardous substances;

    15) Operate any system or component which is shut down or otherwise inoperable;

    16) Operate any system or component which does not respond to normal operating controls;

    17) Operate shut-off valves;

    18) Determine whether water supply and waste disposal systems are public or private;

    19) Insert any tool, probe or testing device inside electrical panels;

    20) Dismantle any electrical device or control other than to remove the covers of main and sub panels;

    21) Inspect, identity, or disclose ancillary electrical devices and or/systems, such as, but not limited to, Arc Fault Circuit Interrupters (AFCIs), standby generators, and photovoltaic (solar) panels;

    22) Walk on unfloored sections of attics; and

    23) Light pilot flames or ignite or extinguish fires.

    Filed Under: SOP

    NJ Fire Escapes

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    The following is reposted from FireEscapesNJ.com as a courtesy only for our clients.

    Fire Escapes are outside the scope of a home inspection. Any report or comment is a courtesy only, no guarantees given or liability accepted. Consult a qualified contractor to evaluate all fire escapes and repair if needed before your closing.

    NEW JERSEY FIRE ESCAPE CODE 1028.6

    EXTERIOR EGRESS ALL EXIT DISCHARGE, EXTERIOR STAIRWAYS AND FIRE ESCAPES SHALL BE KEPT FREE OF SNOW AND ICE. 

    ANY NEW JERSEY FIRE ESCAPE OR EXTERIOR STAIRWAY FOUND TO BE IN A STATE OF DETERIORATION OR DETERMINED TO BE UNSAFE BY THE FIRE OFFICIAL SHALL BE REPAIRED IMMEDIATELY.

    DEPENDING UPON THE STRUCTURAL CONDITION, A LOAD TEST OF ANY FIRE ESCAPE SHALL BE CONDUCTED BEFORE THE ESCAPE IS RETURNED TO SERVICE IN ACCORDANCE WITH N.J.A.C.5.23, THE UNIFORM CONSTRUCTION CODE.

    New Jersey: Section 103.4 Technical assistance. To determine the acceptability of technologies, processes, products, facilities, materials and uses attending the design, operation or use of a building or premises subject to inspection by the fire code official, the fire code official is authorized to require the owner or agent to provide, without charge to the jurisdiction, a technical opinion and report. The opinion and report shall be prepared by a qualified engineer, specialist, laboratory or fire safety specialty organization acceptable to the fire code official and shall analyze the fire safety properties of the design, operation or use of the building or premises and the facilities and appurtenances situated thereon, to recommend necessary changes. The fire code official is authorized to require documentation to be prepared by, and bear the stamp of, a registered design professional.

    N.J.A.C 1031.6 Exterior egress. “All exit discharge, exterior stairways and fire escapes shall be kept free of snow and ice. Any fire escape or exterior stairway found to be in a state of deterioration or determined to be unsafe by the fire official shall be repaired immediately. Depending upon the structural condition, a load test of any fire escape shall be conducted before the escape is returned to service in accordance with the N.J.A.C. 5:23, the Uniform Construction Code”.

    N.J.A.C 1031.1.1 Storage. “Combustible or flammable material shall not be placed, stored or kept in any portion of an exit, elevator car or hoist way, or at the bottom of a stairway, fire escape or other means of escape, unless such space is enclosed and protected as required by the construction code in effect at the time of first occupancy. Such storage shall be located so the presence or burning of the materials will not obstruct or render hazardous the means of egress.”N.J.A.C 102.1.1 Any dangerous or hazardous conditions that are outlined in 1 through 10 below shall be removed or remedied in accordance with the provisions of N.J.A.C. 5:70-2.10: 3.  Obstruction to or on fire escapes, stairs, passageways, doors or windows, liable to interfere with the egress of occupants or the operation of the fire department in case of fire; NJ Formal Technical Opinion-3 Fire Escapes  https://www.nj.gov/dca/divisions/codes/publications/pdf_fto/fto_3.pdf

    Source: New Jersey Uniform Fire Code 2015 CLICK HERE FOR SOURCE DOCUMENT

    § 5:28-2.1 Lead-safe maintenance requirements

    (a)  Each tenant-occupied residential building constructed before 1978 shall be subject to the requirements for lead-safe maintenance contained in this section. All such buildings shall undergo a combined inspection and risk assessment, and lead hazard control work in accordance with (b) below or shall comply with the requirements for standard treatments contained in (c) below. Following the performance of lead hazard control work or standard treatments, all buildings shall be subject to the requirements for on-going evaluation and maintenance contained in (d) below.For more of the NJ lead-safe requirements please visit this code at CLICK HERE FOR CODE

    Send us photos of your fire escape by email: info@FireEscapesNJ.com

    or click here to submit via an online form

    NJAC 5:23-2.7, Ordinary Maintenancehttps://www.nj.gov/dca/divisions/codes/codreg/pdf_regs/njac_5_23_2.pdf 

    (b)Ordinary maintenance shall not include any of the following: 

    1.The cutting away of any wall, partition or portion thereof; 

    2.The removal or cutting of any structural beam or bearing support; 

    3.The removal or change of any required means of egress, or rearrangement of parts of a structure 

    affecting the exitway requirements; 

    4.Any work affecting structural or fire safety; 

    5.Any work that will increase the nonconformity of any existing building or structure with the 

    requirements of the regulations; 

    6.Addition to, or alteration, replacement or relocation of: 

    i.Any standpipe; 

    ii.Water supply, sewer, drainage, gas, soil, waste, vent or similar piping; 

    iii.Electrical wiring, except that the following shall be considered ordinary electrical maintenance: 

    (1)Communications wiring in a Class 3 structure provided that the installation does not involve 

    the alteration or penetration of a fire-rated assembly and is not in a hazardous location as 

    defined in Chapter 5 of the electrical sub–code. 

    (A)For the purposes of applying this provision, communications wiring shall mean any 

    wiring covered by Chapter 8 of the electrical sub–code. Communications wiring shall also 

    include data circuits between computers/information technology equipment, which may be 

    classified as “communications circuits,” in accordance with Article 725 of the electrical 

    subcode; or 

    1. Mechanical or other work affecting public health or general safety; or
    2. Any work undertaken for the purpose of lead abatement.
    3. Lead abatement work performed on a steel structure or other superstructure or in a commercial

    building. 

    The following items are ordinary maintenance and shall be treated as such by every enforcing agency. No 

    permit for, inspections of, or notice to the enforcing agency of ordinary maintenance shall be required. This is 

    not an all-inclusive listing of ordinary maintenance. 

    1.Ordinary building maintenance shall include: 

    i.Exterior and interior painting; 

    ii.Installation, repair, or replacement of interior finishes of less than 25 percent of the wall area in a 

    one- or two-family dwelling. This shall include plastering and drywall installation; 

    xv.The installation of insulation, except foam plastic insulation, when installed adjacent to or not 

    more than one and a half inches from an interior finish; 

    xvi.The repair, replacement, or installation of exterior gutters and leaders; and 

    xvii.The installation of a storable spa or hot tub that is provided with a lockable safety cover that 

    complies with ASTM F1346. 

    • 5:28-2.1 Lead-safe maintenance requirements

    (a)  Each tenant-occupied residential building constructed before 1978 shall be subject to the requirements for lead-safe maintenance contained in this section. All such buildings shall undergo a combined inspection and risk assessment, and lead hazard control work in accordance with (b) below or shall comply with the requirements for standard treatments contained in (c) below. Following the performance of lead hazard control work or standard treatments, all buildings shall be subject to the requirements for on-going evaluation and maintenance contained in (d) below. 

    For more of the NJ lead-safe requirements please visit this code at https://advance.lexis.com/documentprint/documentprintclick/?pdmfid=1000516&crid=5f42598e-2a37-492b-aa4a-d7c906db8ead&ecomp=v3cfkkk&prid=f1a1af5c-8145-4e42-9c69-c24a3f1ee999  

    SOURCE:  https://www.state.nj.us/dca/divisions/codes/codreg/ucc.html

    New Jersey City Fire Code   

    NATIONAL CODES:

    IFC 2015 1104.16 Fire Escape PDF copy actual code

    2012 IFC 1104.16.5.1 Fire escape stairs must be examined every 5 years, by design professional or others acceptable and inspection report must be submitted to the fire code official.

    IBC 1001.3.3 All fire escapes shall be examined and/or tested and certified every five years by a design professional or others acceptable who will then submit an affidavit city official.

    NFPA LIFE SAFETY CODE 101  7.2.8.6.2 The Authority Having Jurisdiction (AHJ) shall approve any fire escape by Load Test or other evidence of strength (Certification).

    OSHA 1910.37 Exit routes must be maintained during construction, repairs, alterations or provide alternative egress with equivalent level of safety. (permit issued if egress is certified or with egress scaffolding) 

    FIVE STEPS to Certify a Fire Escape:

    1. Schedule a pre load test evaluation by a design professional or others acceptable by City Official – AHJ (Authority Having Jurisdiction)
    2. Said professional will confirm with City Official if there are any other requirements other than load testing or other evidence of strength and if City Official wants to witness initial evaluation
    3. Submit evaluation report to owner/agent and a copy to the City Official as per code
    4. Issue certification, if passed, done by load test or other evidence of strength to City Official or, if failed, owner/agent and city official to confirm next steps (ex. engineer oversight, permits or other conditions)
    5. Please contact your local City Official (AHJ) with any questions about the above steps

    Home Maintenance Inspection

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    Home Maintenance Inspection

    For a free consultation about a Home Maintenance Inspection and pricing. Please fill out the information below. This form is for contact and location information only; it is not a commitment to purchase a Home Maintenance Inspection.