What the Inspection and Report Include
The inspection is limited to visual observations of apparent conditions of the readily accessible areas of the property at the time of the inspection. Latent and concealed defects are excluded, because the inspection cannot reveal a deficiency or problem if the conditions causing it are not visible. The inspection is not a warranty or guarantee of any kind and should not be relied upon as any form of insurance against latent, hidden, concealed or future defects and deficiencies. In addition, all inspections are conditional in that the objective is to disclose the condition of the house and its systems (do they work) at the time of the inspection and not to determine the adequacy of the elements to perform as they were designed (do they work to the standards published by the manufacturer).
The inspection is also not a compliance report or certification for past or present government codes or regulations of any kind. By law, only a state or municipal Building Official can determine if the systems or components of a home meet the applicable Codes. Building Codes change almost every year and a two year old home will not fully comply with the current Code. What home inspectors do is render and opinion about what is damaged, deteriorated or fully depreciated (out of warranty and near or exceeding average life expectancy) because repairs will be needed. Ma Home Inspectors should also determine what conditions exist in the home that in the opinion of the inspector are unsafe, regardless of when the home was constructed. An example would be a balcony that is not equipped with a guard rail.
At a minimum, all inspections in Massachusetts must comply with the Rules and Regulations of the State Division of Professional Licensure which include the structural, heating, plumbing, electrical and exteror building envelope of the home.
Even with such limitations, a professional inspection will reveal considerable information about the house that very often even the owner is not aware of.
FORMAT
The four formats of a report are:
- Verbal
- Blank
- Checklist
- Narrative
- Combination
The verbal report is of no value as there is no written record for use by the client and the inspector's findings are subject to misunderstanding, that is why they are now prohibited in Massachusetts.
The blank format contains a few pages and a list of categories with blank spaces next to them. The inspector then fills in the short blank space that is adjacent to the category with a comment. The blank format conveys insufficient information to the buyer and is subsequently of little value. It may also be the result of a quick walk through inspection because it does not document how thoroughly the property was examined. The "blank" format does not conform to any national organization standards.
The "checklist" format consists of a multiple page preprinted form that is used acroos the country and lists each system or component to be inspected. Each item is then followed by a space where a series of multiple choice rating selection codes such as "R" or "S" may be written in by the inspector. The rating codes refer to the condition of the system or component. Ratings such as "Functions as Intended", "Replacement is Needed" or "Functions Somewhat Less than Intended" are common. The advantage of a "Checklist" form is that it serves to keep the inspector from missing a system or component to be inspected. The disadvantage is that this type of report provides very little explanation about the significance of the repair that is needed. Why does the item need to be repaired? What expert or tradeperson could repair the item or provide an estimate?
The "narrative" format uses a checklist, digital photography and a computer or sheets of field notes to gather the information needed to compose the report and the report is then usually written using a word processor program within the next few days and e-mailed to the client. Narratives are extremely detailed and contain specific comments about the materials of construction, present condiiton and recommendations for repair, replacement, further evaluation or monitoring.
A narrative style report is prpared and "copywritten" by the inspector and this is the reporting system that I use. I wrote the report myself to help educate consumers about the home inspection process and buildings in general. The report is written specificaly for New England and Cape Cod in particular. Many generic reports contain information or comment on matters that are common to Florida or California but they are not relevant to this area.
My report goes beyond what is required by minimum regulatory standards because it contains considerable educational remarks, warnings, definitions, helpful hints, walk through before closing tips, average life expectancies, maintenance notes and much more that I have learned over the years as a home inspector and education provider for home inspectorws.
This information is invaluable to home buyers in dealing with the home buying and inspection process and the pitfalls and issues that arise. Each inspected item that is not listed as satisfactory or functional is followed by a written commentary that documents what is observed; explains why the system or component is in need of repair and makes a recommendation for further action such as repair, replacement or further analysis for repair by a specialist.
The inspector must possess a great depth of knowledge and good report writing skills in order to carefully convey the exact meaning of what he is intending to say.M
THE BASIC INSPECTION
A professionaly prepared Massachusetts home inspection includes a report that documents the type and condition of the systems and features of the property and what is in need of repair. These include: structural condition, signs of water penetration, electrical, plumbing, heating, hot water and air conditioning systems, general exterior, including sidewall, wood decay, roof, gutter, chimney, drainage, and grading, general interior, including, ceilings, walls, floors, bathrooms, windows, fireplace and solid fuel burning appliances, insulation, ventilation, and kitchens.
The American Society of Home Inspectors Standards of Practice requires the inspector to report "on those systems and components inspected which, in the professional opinion of the inspector, are significantly deficient or are near the end of their service lives" ASHI defines "significantly deficient" as "unsafe or non-functioning".
The inspector must state a reason why, if not self evident, the system or component is significantly deficient or near the end of its service life and provide a recommendation to correct or monitor the reported deficiency. These deficiencies may range from the cost to repair a leaky pipe ($75.00) to repairing major structural damage that could cost thousands of dollars.
The inspector must also identify any systems or components required to be inspected by the Standards, that were not inspected, and a reason why they were not inspected. For example, the gas was not turned on and the furnace could not be inspected or there is no access to the attic and therefore it could not be inspected.
OPTIONAL INSPECTION AND TESTING
Optional inspection and testing services are excluded from the Massachusetts Standards and are related to specialized systems or fields of expertise. They must be contracted for under a separate inspection agreement by qualified inspectors, many times requiring a separate license.
Many of these tests are environmental or health related. The additional fees charged are commensurate with the scope of work and the time and skill required to assess the situation.
These include, but are not limited to: Wood destroying insect inspections, radon gas testing, swimming pools, security systems, communication systems, central vacuum systems, private on-site water supply systems (wells, pumps etc.), water softener or water conditioning systems, and sprinkler systems. Other options may include the presence or absence of any potentially harmful substances and environmental hazards such as lead paint, mold testing, lead paint, asbestos, water and airborne hazards, septic systems, and vermin.