How the Home Should be Prepared for an Inspection
According to the Massachusetts Home Inspectors Rules and Regulations, CMR 266, Inspectors are prohibited from operating any system or component that is shut down or otherwise inoperable or does not respond to normal operating controls.
The inspector is also prohibited from disturbing insulation, moving personal items, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility.
All items to be inspected should be "Readily Accessible" and according to CMR 266. This means:
"Capable of being reached quickly for visual inspection without requiring the inspector to climb over or remove any personal property, to dismantle, to use destructive measures, to resort to portable ladders and or any action which will likely involve risk to persons or property."
CMR 266 also provides the following definition for "Shut Down":
"A piece of equipment or a system is shut down when the device or control cannot be operated in a manner that a homeowner should normally use to operate it. If the safety switch or circuit breaker is in the "off" position or the fuse is missing or blown, the inspector is not required to reestablish the circuit for the purpose of operating the equipment or system".
CMR 266-6.01 (1) states that the client shall provide safe access and sufficient lighting to the area(s) to be inspected.
In view of the above regulations, I recommend that the Client call the sellers agent or seller and ask that the home be prepared for a Home Inspection prior to the date of the inspection. The Home Inspection process is the buyer and the inspectors' only chance to access and observe all of the systems and components of the home prior to purchase. All of the homes utilities such as water, gas and electricity should be turned on and the furnace or boiler and water heater should be operating in a normal "ON" state for 24 hours prior to the inspection. If these systems are not turned on prior to the inspection, they will not reflect normal operating conditions and there is a risk of latent defects that may take time to manifest as a problem. All systems that are not turned on for 24 hours prior to the inspection will be considered to be "shutdown". The air conditioner breaker or fuse and any service persons controls should also be turned on unless the outside temperature is below 60 DF. If the outdoor temperature is below 60 DF the unit will not be operated or tested because this may cause damage to the system.
The electric service panel cover should not be painted to the wall or damage may result when the cover is removed. If the panel edges are painted to a wall, the seller should have the paint removed from the edges and screw heads or the inspector will not remove the cover. All fuses should be in place or breakers should be turned on, or an explanation as to why the circuit is in the off position should be provided as the inspector is prohibited from turning breakers or utilities "on" because a problem is suspected and turning the circuit back on may cause damage.
The electric service panels, attic access ways such as closet scuttle holes, crawl space access ways and garage and building walls and sills should be free of obstructions, covers that are screwed shut or stored goods, as the inspector is prohibited from climbing over or moving personal property or dismantling equipment.
It is important to understand whose responsibility it is to provide access to the items to be inspected and to prevent damage to the seller's home. In this way, the home inspection process can proceed in a professional and courteous manner.