Optimal Home Inspections

Most Recommended Home Inspector in NJ

Document

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.

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

    Electrical

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    The inspector shall:

    1. inspect:
      1. service drop.
      2. service entrance conductors, cables, and raceways.
      3. service equipment and main disconnects.
      4. service grounding.
      5. interior components of service panels and subpanels.
      6. conductors.
      7. overcurrent protection devices.
      8. a representative number of installed lighting fixtures, switches, and receptacles.
      9. ground fault circuit interrupters and arc fault circuit interrupters.
    2. describe:
      1. amperage rating of the service.
      2. location of main disconnect(s) and subpanels.
      3. presence or absence of smoke alarms and carbon monoxide alarms.
      4. the predominant branch circuit wiring method.

    The inspector is NOT required to:

    1. inspect
      1. remote control devices.
      2. or test smoke and carbon monoxide alarms, security systems, and other signaling and warning devices.
      3. low voltage wiring systems and components.
      4. ancillary wiring systems and components not a part of the primary electrical power distribution system.
      5. solar, geothermal, wind, and other renewable energy systems.
    2. measure amperage, voltage, and impedance.
    3. determine the age and type of smoke alarms and carbon monoxide alarms.

    Plumbing

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    The inspector shall:

    1. inspect:
      1. interior water supply and distribution systems including fixtures and faucets.
      2. interior drain, waste, and vent systems including fixtures.
      3. water heating equipment and hot water supply systems.
      4. vent systems, flues, and chimneys.
      5. fuel storage and fuel distribution systems.
      6. sewage ejectors, sump pumps, and related piping.
    2. describe:
      1. interior water supply, drain, waste, and vent piping materials
      2. water heating equipment including energy source(s).
      3. location of main water and fuel shut-off valves.

    The inspector is NOT required to:

    1. inspect
      1. clothes washing machine connections.
      2. interiors of vent systems, flues, and chimneys that are not readily accessible.
      3. wells, well pumps, and water storage related equipment.
      4. water conditioning systems.
      5. solar, geothermal, and other renewable energy water heating systems.
      6. manual and automatic fire extinguishing and sprinkler systems and landscape irrigation systems.
      7. septic and other sewage disposal systems.
    2. determine:
      1. whether water supply and sewage disposal are public or private.
      2. water quality.
      3. the adequacy of combustion air components.
    3. measure water supply flow and pressure, and well water quantity.
    4. fill shower pans and fixtures to test for leaks.

    Roofing

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    The inspector shall:

    1. inspect:
      1. roofing materials.
      2. roof drainage systems.
      3. flashing.
      4. skylights, chimneys, and roof penetrations.
    2. describe:
      1. roofing materials.
      2. methods used to inspect the roofing.

    The inspector is NOT required to inspect:

    1. antennas.
    2. interiors of vent systems, flues, and chimneys that are not readily accessible.
    3. other installed accessories.

    Exterior

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    The inspector shall:

    1. inspect:
      1. wall coverings, flashing, and trim.
      2. exterior doors.
      3. attached and adjacent decks, balconies, stoops, steps, porches, and their associated railings.
      4. eaves, soffits, and fascias where accessible from the ground level.
      5. vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building.
      6. adjacent and entryway walkways, patios, and drive- ways.
    2. describe wall coverings.

    The inspector is NOT required to inspect:

    1. screening, shutters, awnings, and similar seasonal accessories.
    2. fences, boundary walls, and similar structures.
    3. geological and soil conditions.
    4. recreational facilities.
    5. outbuildings other than garages and carports.
    6. seawalls, break-walls, and docks.
    7. erosion control and earth stabilization measures.