Home Inspector San Diego – The San Diego Real Estate Inspection Company

THE CalNACHI STANDARDS OF PRACTICE

 CalNACHI is a non-profit, corporation dedicated to advancing the cause of consumers and its membership through education. The purchase of a property is typically the most significant investment that consumers make, and that investment needs to be protected. As a consequence, thousands of inspections are conducted daily that result in the production of legal documents, such as inspection reports, contracts, and a variety of agreements, and it is essential therefore that consumers understand what a property inspection does include and what it does not include.

CalNACHI property inspectors are professional individuals who in exchange for a fee agree to accept the responsibility of evaluating and reporting on the interrelated conditions and components of a property with a “degree of care that a reasonably prudent home inspector would exercise,” as stated in the California Business and Professions Code. This same state law defines an inspection as “a non-invasive physical examination, performed for a fee in connection with the transfer … of a property,” undertaken in an attempt to identify “material defects” that could significantly “affect the value, desirability, habitability, or safety of the dwelling.” However, even this definition is subject to interpretation and debate, and what constitutes a CalNACHI inspection needs to be explained and clearly understood, for practical, ethical, and legal purposes. To borrow an example from medicine, a CalNACHI property inspector is similar to a general practitioner, who has learned a lot about medicine and the human body but has not specialized in any one particular discipline. Similarly, CalNACHI inspectors know a lot about the building trades, such as roofing, plumbing, heating, air-conditioning, and electrical, but they are not licensed specialists. In fact, like general practitioners, it is their responsibility to defer to specialists. For this reason, CalNACHI property inspections are limited in their scope.

CalNACHI property inspectionsare “non-invasive” and essentially visual and, as stated, are intended to alert consumers in a “written report” to “material defects” that exist at the time of an inspection, defects that could significantly affect the value of a property or pose a threat to health and safety. A property inspection is not technically exhaustive, and is not intended to be, and will not reveal every defect and deficiency. For instance, a property inspection does not include research to establish code-compliance, recall notices, or prior reports. Therefore, an inspection report should not be regarded as a substitute for the seller’s transfer disclosure statement (TDS), which the sellers are required to provide by the Business and Professions Code, or as an insurance policy, warranty, or guaranty. Some defects may be latent, and/or become apparent at a later point in time, which is why inspections have been sensibly characterized as snapshots in time. And it is essential that consumers understand this and, thereby, have reasonable expectations.  However, the terms “non-invasive” and “visual” also need further explanation. For example, an inspector may remove the interior cover from an electrical panel, which could be said to be invasive, and inserting an electrical tester into a wall outlet could be construed as being more than a visual examination. Regardless, most inspectors remove cover panels and use a variety of specialized instruments in the service of their clients, but the use of such instruments does not distinguish them as specialists; only a licensing authority can legitimately confer that distinction. CalNACHI inspectors adhere to clearly defined standards and state laws, and to this extent CalNACHI standards are intended to be legally binding.

 SECTION ONE: GRADING & DRAINAGE

Positive grading and drainage are essential to the welfare of a property, and are usually the primary concern of architects and builders. Moisture can deteriorate most surfaces, and the ideal site will be graded to conduct water away from a building. In fact, the ideal building will be surrounded by hard surfaces that slope way from the exterior walls, the interior floors will be several inches higher than the exterior grade, and the building will have gutters and downspouts and a system of drainage designed to prevent any moisture from threatening the foundation or the living space. Unfortunately, many properties do not meet this ideal, conditions on most can generally be improved, and all need to be monitored and maintained to prevent damage. Also, inspectors cannot see inside area drains and do not water-test them, but they can become blocked by debris, occluded by silt, and damaged by movement. Therefore, buyers should question sellers about the functionality of any such system, have it serviced by a specialist, or assume the risk of having a system that does not function well and the damage that might result.

The inspector IS required to report on:

• The overall gradient of the lot, such as being graded away from the house, toward the street, etc.
• The visible condition of hard surfaces, drainage channels, area drains, and related components. [Gutters are referenced under Roof: Section Four].
• Areas where moisture might adversely affect a primary structure.

The inspector IS NOT required to report on:

• Geological conditions, the type of soil, or its ability to percolate.
• Concealed or subterranean drainage components.
• The functionality of a drainage system and its components, including sump pumps, which often confirm existing or anticipated drainage problems.
• Grading and drainage on condominium or planned urban development communities (PUD’s).

SECTION TWO: FOUNDATION

All foundations are dependent on the soil beneath them for support, but soils are not uniform. Some that might appear to be firm and stable can liquefy and become unstable during seismic activity. Also, expansive soils can expand to twice their volume with the influx of water and move structures with relative ease, raising and lowering them and cracking slabs and other hard surfaces. Regardless, foundations are not uniform, and conform to the structural standard of the year in which they were built. Therefore, the inspector will identify the foundation type and report on any evidence of significant deformation. However, cracks or deteriorated surfaces in foundations are common. In fact, it would be rare to find a raised foundation wall that is not cracked or deteriorated in some way, or a slab foundation that did not include some cracks concealed beneath the carpeting and padding. Regardless, CalNACHI inspectors cannot predict the future performance of any structure or its foundation, regardless of its age or type.

The inspector is required to report on:

• The generic foundation type, such as slab-on-grade or raised.
• The visible condition of crawlspaces with built-in [engineered] access.
• The generic type of crawlspace ventilation.
• The generic type of insulation and vapor retarders.
• Cracks in hard surfaces, sloping floors (in excess of construction tolerences), or unsquare openings.

The inspector is not required to report on:

• Any crawlspace area deemed inaccessible or unsafe by the inspector.
• Any crawlspace with less than 18 inches of clearance at the entrance, or any area with less than 18 inches of clearance.
• The structural adequacy of foundation hardware (bolts and anchors), or the appropriate size and span of framing members [an engineering analysis].
• The absence of insulation and vapor retarders [a variable standard].
• Condition of the slab that is covered by flooring material such as carpet, tile, stone, wood, laminate, etc.

SECTION THREE: EXTERIOR

It is important to maintain a property, including painting or sealing walls, walkways, decks, and other hard surfaces, because the cost of renovating a property will always exceed that of having maintained it. Regardless, it is particularly important for homeowners to keep building walls sealed, because they provide the primary barrier against the elements. Unsealed cracks at sill-plates and around windows, doors, and thresholds can permit moisture intrusion. Unfortunately, the evidence of such intrusion can be concealed by a coat of fresh paint and may only become obvious during rains or when water ponds, which is the primary reasons why a CalNACHI inspection should not be misinterpreted as a form of warranty or guarantee.

The inspector IS required to report on:

• The condition of building walls, or disclaim with explanation.
• The condition of wood trim, and/or other building material.
• The generic type and condition of windows.
• The condition of exterior doors and sliders.
• Impact-glazing [tempered glass], when the identifying mark is clearly visible.
• The condition of attached structures, including but not limited to: porches and stoops, decks, steps, handrails, balconies, guardrails, carports, and patio covers, unless disclaimed in the standards or a report.
• The condition of the yard walls, fences, and gates. [See also Pools & Spas, 15.2].
• Any vegetation that encroaches on a primary structure.

The inspector IS NOT required to report on:

• Automatic or remotely controlled gates and their safety mechanisms.
• Easements or boundaries, rear and side yard set-backs, or encroachments to same.
• Ancillary structures, including but not limited to: stables, barns, and storage sheds unless otherwise agreed to in writing.
• Wood destroying organisms, unless licensed and authorized to do so.
• Tree houses, play structures, and recreational apparatus.
• Handicapped access compliance: ADA (American Disabilities Act).
• Funiculars or similar mechanical contrivances and modes of transport.
• Window shutters, storm shutters, security shutters, awnings and screens.
• Engineered [retaining] walls.
• Engineered barriers, seawalls, or docks.
• Thermetic seal of dual-glazed windows.
• Flashings and moisture barriers, concealed beneath building walls.
• Decorative lights and low-voltage lighting.
• Landscaping, including but not limited to trees, bushes, and plants.
• Landscape accessories, including but not limited to fountains, ponds, bird- baths, statuary, pots, concrete benches, and decorative arbors.
• Environmental contaminants, including but not limited to asbestos, lead and lead-based paint, radon, PCB’s, electromagnetic radiation, and elevated decibel levels, or noise pollution.
• Noise, nuisances, or annoyances such as planes, dogs, neighbors, etc.

SECTION FOUR: ROOF & ATTIC

There are many roof types, and every roof will wear differently relative to its age, the number of its layers, the quality of its material, the method of its application, its exposure to direct sunlight or other prevalent weather conditions, and the quality and regularity of its maintenance. Regardless of its design-life, every roof is only as good as the waterproof membrane beneath it, which is concealed and cannot be examined without removing the roofing material, and this is equally true of most roofs. In fact, the material on the majority of pitched roofs is not designed to be waterproof only water-resistant. However, what remains true of all roofs is that, whereas their condition can be evaluated, it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of the inspection and disclaimed. The inspector may walk the surface of a roof in order to inspect it and its components, but may inspect it by other means if the roof cannot be safely accessed, due to its height, weather conditions, or if the roofing material could be damaged by foot traffic.
Attics should be well-insulated and, in most cases, well-ventilated. However, the quality of each will vary from region to region, and has become more stringent with the passage of time. The specific identification of insulating materials is beyond the scope of an inspection, but consumers need to be aware than some old insulating materials may contain asbestos and other potential carcinogens or environmental contaminants.The inspector IS required to report on:
• The method used to evaluate the roof.
• The generic type of roofing material, such as fiberglass shingle, etc.
• The visible condition of the roof.
• The visible condition of gutters and other drainage components.
• Areas where drainage is indirect: design-flaw.
• The seal of roof penetrations (flashings).
• The attic access point, and the method used to evaluate the attic.
• The visible condition of the attic and related components.
• The generic type and approximate thickness of the attic insulation.
• The generic type and provision for ventilation.
• Any evidence of bird, rodent, or animal activity within the attic.
• Any evidence of past roof leaks such as water stains.

The inspector IS NOT required to report on:

• The fact that a roof may or may not leak.
• The remaining life-expectancy of any roofing material.
• The cause or causes of defects.
• Any component that is not roof-related, including solar panels, weather-vanes, satellite dishes, antennae, lightning rods, etc.
• Insulating material, other than in a generic sense: cellulose, bat, etc.
• The adequacy of ventilation.

SECTION FIVE: CHIMNEYS

The inspection of masonry chimneys, factory-built chimneys, and free-standing, wood-burning fireplaces is purely visual, and referred to by industry specialists as a level-one inspection. Level-one inspections should not to be confused with level-two and level-three inspections, which are conducted by licensed specialists who have knowledge of fire-codes and chimney specifications, and involve dismantling components and/or investigations with specialized equipment, such as video-cameras.The inspector IS required to report on:
• The specific chimney type when discernible, such as masonry, prefabricated, etc.
• The chimney’s compliance with the 3-2-10 drafting rule.
• The condition of the walls, termination cap, crown, and visible areas of the flue.
• The type and condition of the seals (flashings).
• The condition of the firebox, hearth, and surround.
• The condition of the damper and its components.
• The condition of the log-starter, ornamental fire, etc.
• The presence or absence of a Damper Clamp (in fireplaces with concrete logs).

The inspector IS NOT required to report on:

• Any part of a chimney that cannot be viewed or safely accessed.
• The ability of any chimney to draft well.
• The cause or causes of defects and deficiencies.
• The future performance of any chimney.

SECTION SIX: PLUMBING

Plumbing systems have common components, but they are not uniform. In addition to fixtures, these components include gas pipes, water pipes, pressure regulators, pressure relief valves, shut-off valves, drain pipes, vent pipes, and water-heating devices. The water pressure in pipes is commonly confused with water volume, or functional flow, but whereas high volume may be desirable high pressure is not. In fact, whenever street pressure exceeds eighty pounds per square inch (PSI) a regulator is required, which typically comes factory preset between forty-five and sixty-five PSI. Regardless, consumers need to understand that leaks will occur in any system and particularly a system with older pipes or one in which a regulator fails and high pressure is able to stress the washers and diaphragms of components.
Waste and drainpipes are also not uniform, and range from a modern ABS type [acrylonitrile butadiene styrene] to older types made of cast-iron, galvanized steel, clay, and even a cellulose material that has been coated with tar (Orangeburg pipe). The condition of drainpipes is usually directly related to their age. Older ones are subject to damage through decay and root or seismic activity, whereas ABS ones are virtually impervious to damage. However, inasmuch as significant portions of drainpipes are concealed, inspectors can only infer their condition by observing the draw at drains. Nonetheless, blockages and leaks will occur in the life of any system. Shower pans leak and must be flood-tested, but this is the responsibility of licensed pest-control inspectors and beyond the scope of the inspection. [See Section 12]. Regardless, blockages and leaks in main sewer pipes are common and are costly to repair or replace, and for this reason we sensibly disclaim responsibility for evaluating the concealed portions and strongly recommend that buyers arrange to have the main sewer pipe video-scanned, or accept the risk of any damage that might occur.The inspector IS required to report on:
• The location of emergency shut-off valves: gas, water, electricity, oil, etc.
• The type and condition of the exposed supply and drain pipes.
• The functional flow of the water pipes.
• The draw at drains under normal usage conditions.
• The approximate age, capacity, and condition of water heating devices, and confirm the presence of pressure temperature relief valves, similar safety devices, and seismic constraints.

The inspector IS NOT required to report on:

• The remaining life expectancy of any plumbing component.
• The functionality of any shut off valves or operation of any shut off valves other than faucets or hose bibs.
• The condition or effectiveness of the over-flow drains at tubs, sinks, or drain pans (water heater, washer, AC units, etc.).  
• The effectiveness or condition of water heaters that do not have a lit pilot light.
• Any deactivated fuel supply (water, gas, or oil), or dysfunctional igniters.
• The temperature settings on water heaters, or regulate to prevent scalding.
• The condition or effectiveness of the burried drain lines.
• Wells or storage tanks, unless licensed and authorized to do so.
• Whether a sewage system is public or private.
• Disassembly of or evaluation of the effectiveness of Sewage ejection systems.
• The presence or location of cleanouts, main sewer pipe or otherwise.
• Private sewage systems, unless licensed and authorized.
• Water circulating devices and/or their timers.
• Water softeners or water purification devices.
• Washers and dryers, their supply pipes, valves, and drain pipes.
• Shut-off valves not in daily use.
• The purity of the potable water supply.
• Lawn sprinkler systems.
• Refrigerator water or ice dispensers.
• Fire-sprinkler systems.
• The life-expectancy of any system, component, or appliance.

SECTION SEVEN: ELECTRICAL

There are a wide variety of electrical systems with an even wider variety of components, and any one particular system may not conform to current standards or provide the same degree of service and safety. What is most significant about electrical systems however is that the National Electrical Code is not retroactive, and therefore many electrical systems do not comply with the latest safety standards. It is important to remember that electricity is dangerous, and is best evaluated by a specialist and not a generalist. Inspectors are generalists, and do not perform load-calculations to see if the supply equals the demand, nor remove circuit breakers or cover plates to inspect concealed components. Therefore, in the interests of safety, every electrical deficiency and recommended upgrade should be regarded as a potential safety-hazard that should be serviced as soon as conveniently possible by a licensed specialist.The inspector IS required to report on:
• The type and condition of the service entrance.
• The size of the main service: voltage and amperage.
• The emergency accessibility of the panel.
• The visible condition of the circuit breakers.
• The visible condition of the wiring and connections.
• The presence of single-strand aluminum wiring within a panel (15 and 20 AMP circuits).
• The way in which the panel is grounded.
• The condition of sub-panels, in the manner enumerated, 1 through 7, above.
• A representative sample of lights, switches, and outlets.
• Proper polarity and grounding of receptacles within 6 feet of an exposed plumbing component.

The inspector IS NOT required to report on:

• Any system or component that has been deactivated or that is not energized.
• The effectiveness or sensitivity of any circuit breaker or fuse.
• The GFCI or AFCI function of breakers and outlets.
• Any component that poses either a perceived danger to the inspector or a potential for property damage.
• Perform a load-calculation, or guarantee that the supply meets the demand.
• Confirm compliance with current codes. (The NEC is not retroactive).
• Evaluate security systems.
• Evaluate hardwired smoke detectors. (See 10.4).
• Evaluate computerized or low voltage equipment.
• Evaluate electrical emergency back-up equipment.
• Evaluate computer network (wired or wireless).

SECTION EIGHT: HEATING & COOLING

The components of most heating and air-conditioning systems in California have a design-life ranging from ten to twenty years, depending on the climate zone and the extent of their use, but can fail prematurely with poor maintenance. Inspectors test and evaluate them in accordance with the standards of practice, which means that they do NOT dismantle any of the following concealed components: heat exchangers, also known as the fireboxes or combustion chambers, electronic air-cleaners, humidifiers, and in-line duct motors or dampers. Similarly, they do not pressure-test components, and will not reverse the cycle on a heat pump if doing so might damage a coil. However, from the point of view of safety, you need to be aware that even the most modern fossil-fuel-burning systems can produce carbon monoxide, which in a sealed or poorly ventilated room can result in sickness, debilitating injury, and even death. Therefore, it is essential that any recommendation that is made for service or a second opinion be performed by a specialist, who might reveal additional defects or recommend some upgrades that could affect your evaluation of the system(s).The inspector IS required to report on:
• The type and fuel-use of the system.
• Accessible components of the system.
• The functionality of the system, using the thermostat or conventional controls.
• The functionality, and not the quality, of a system and its components.
• The presence of combustion-air and vents of fossil-fueled appliances.
• The visible portions of the distribution system, including ducts and pipes.
• The generic type of insulation on the ducts, plenum, etc.
• The point at which condensation is discharged.

The inspector IS NOT required to report on:

• The age of any component.
• Any system that has been shut-down.
• The adequacy of amperage, tonnage, or compliance with California Environmental Resources Evaluation System (CERES).
• The cause or causes of defects or deficiencies.
• Any component that requires dismantling, other than removing inspection cover panels.
• The calibration, or programming, of thermostats.
• The uniformity of the air-flow or distribution.
• Thru-wall or thru-window heating and cooling units.
• Fuel storage tanks and their components, or the presence or absence thereof, unless licensed and authorized.
• Solar, radiant heat, or geothermal heat-pump systems.
• The condition of in-slab or concealed ducts.
• Humidity control devices, and electronic, or electrostatic filters.
• The rated efficiency of any component of the HVAC system unless optional service are contracted.
• Adequacy or function of condensation ejector pumps.
• Presence of Asbestos.
• The life-expectancy of a system or its components.

SECTION NINE: LIVING QUARTERS

Cracks around windows and doors confirm movement, commonly due to wood shrinkage, settling, or seismic activity, and can reappear, and particularly if they are not repaired well. Such cracks may only have a cosmetic significance but can become the subject of disputes, and are best evaluated by specialists. Similarly, there are a number of environmental pollutants that could be present but not identified during an inspection, and particularly if a residence was built prior to 1978, but which could be revealed by a specialist. In addition, there are a host of contaminants, such as that from moisture penetrating carpet-covered cracks in floor slabs, as well as odors from household pets and cigarette smoke that can permeate walls, carpets, heating and air conditioning ducts, and other porous surfaces, and which can be difficult to eradicate. However, inasmuch as the sense of smell adjusts rapidly, and the sensitivity to such odors is not uniform, consumers are advised to make this determination for themselves, and particularly if they or a family member suffers from allergies or asthma.The inspector IS required to report on:
• The visible condition of doors, floors, walls, ceilings, windows, closets, and attached cabinetry.
• The condition of stairs, handrails, and guardrails.
• A representative sampling of windows and doors and their operation.

The inspector IS NOT required to report on:

• Cosmetic imperfections or the wear-and-tear associated with time and use, pets, or lack of care.
• Any area concealed or inaccessible due to rugs, carpets, furniture, tile, or similar items.
• Quality of workmanship.
• Curtains, window treatments, or wall hangings.
• Computerized systems or controls.
• Intercoms, audio or media systems.
• Elevators, dumb-waiters, or other means of mechanical transport.
• Low-voltage systems.
• Security systems.
• The possibility of moisture intrusion.
• Indoor air quality, unless licensed and authorized to do so.
• Systems that are designed to mitigate environmental contaminants.
• Adequacy or quality of locks.

SECTION TEN: SLEEPING QUARTERS

The threat of fire and carbon monoxide poisoning (the silent killer) is greatest when people are asleep. Unfortunately however, several proven methods of combating these threats are not mandated. For instance, arc-fault interrupters and hardwired smoke detectors have only recently been mandated for new construction, and carbon monoxide detectors are still not required in most jurisdictions. And although CalNACHI standards do not supersede local, regional, and national standards, consumers are urged to take whatever means necessary to safeguard themselves, including having these important devices installed and practicing an emergency evacuation of sleeping quarters, and particularly with children and the elderly.The inspector IS required to report on:
• The visible condition of doors, floors, walls, ceilings, windows, and closets.
• The adequacy of light and ventilation.
• The adequacy for an emergency exit and egress.
• The adequate separation from a garage.
• The presence or absence of smoke detectors.
• The condition of doors, floors, walls, ceilings, and windows.

The inspector IS NOT required to report on:

• Cosmetic imperfections or the wear-and-tear associated with time and use.
• Sleeping quarters that fail to meet conditions 1 through 4, above.
• The functionality of smoke and carbon-monoxide detectors.
• Cosmetic imperfections or the wear-and-tear associated with time and usage.

SECTION ELEVEN: KITCHENS

Kitchen appliances are tested for their functionality, and not for their performance or the variety of their settings and cycles, and only built-in appliances are tested, which does not include refrigerators. However, any appliance older than ten years is likely to exhibit decreased efficiency. Also, many older gas and electric ranges are not anchored and can be tipped, by a child climbing on an open oven door, for instance, and should therefore be confirmed to be secure and otherwise child-safe.The inspector IS required to report on:
• The condition of the floor, walls, ceiling, windows, and doors.
• The functionality of built-in appliances, unless disclaimed.
• Faucets and drains and report on their functional flow and draw.
• The ground fault capacity of countertop outlets.
• Confirm that island countertops are secure.

The inspector IS NOT required to report on:

• Cosmetic imperfections or the wear-and-tear associated with time and use.
• Curtains, window treatments, or wall hangings.
• Free-standing appliances.
• Countertop or cabinetry lights, which are not built-in.
• Dumb-waiters or similar mechanical devices.
• The future performance of any appliance.
• Countertop appliances.

SECTION TWELVE: BATHROOMS

A significant amount of accidents occur in bathrooms, usually due to wet and slippery floors, and less often because of hazardous conditions involving water and electricity. However, safety is a truly personal responsibility that consumers should accept not only for themselves but for dependant family members, such as children and the elderly. It is important, therefore, to follow all recommendations for safety upgrades.The inspector IS required to report on:
• The condition of the floor, walls, ceiling, windows, and doors.
• Faucets and the drains in sinks, tubs, hydro-spas and showers.
• Toilets and bidets, but not their shut-off valves.
• The ground fault protection of countertop outlets.
• The ground fault protection of hydro-spas.
• The presence of impact glazing where appropriate.

The inspector IS NOT required to report on:

• Flood-test showers or guarantee the integrity of shower pans.
• The condition or effectiveness of the over-flow drains at tubs, sinks, or drain pans (water heater, washer, AC units, etc.).  
• Cosmetic deficiencies, mineral stains on enclosures, fixtures, etc.
• Temperature regulating devices.
• Steam showers and their components.
• Saunas and their components.

SECTION THIRTEEN: LAUNDRY FACILITIES

Dryer vents have been responsible for many house fires, injuries, and even deaths. The best dryer vents are smooth-walled and rigid and extend no more than six feet to an exterior location. Water poses less of a threat, but washing machines should be installed over drain-pans plumbed to the exterior, and washing machine hoses should be a resilient braided stainless steel, as opposed to the older rubber type, and this is particularly important in locations where a leak or overflow could cause damage.

The inspector IS required to report on:

• The condition of the floor, walls, ceiling, windows, doors, and cabinets.
• The provision for hot and cold water.
• Type of fuel for a dryer.
• a gas dryer’s capacity to vent to the exterior or to an approved location.

The inspector IS NOT required to report on:

• Cosmetic imperfections or the wear-and-tear associated with time and use.
• The functionality of the washer and dryer.
• Life-expectancy of washer and dryer.

SECTION FOURTEEN: GARAGES

Many fires begin in attached garages and spread inside residences, due in large measure to the presence of volatile fluids and the flash-ignition of vapors. For these reasons, attached garages should have ventilation ports, firewalls, self-closing and fire-rated house entry doors, and ground fault protected outlets. On a different subject, moisture intrusion is common in garages. This typically appears as efflorescence (salt crystal formations) on slabs and the short stem walls surrounding slabs, which is activated by moisture. However, inasmuch as the majority of residential garages are built on-grade and are subject to moisture intrusion, this is be anticipated. It is essential, therefore, to monitor a garage during the rainy season and to keep storage items raised above the slab floor.The inspector IS required to report on:
• The condition of the slab, walls, windows, etc.
• The generic type of garage door(s).
• A garage door that is heavy and, therefore, potentially dangerous.
• Hardware, and confirm that springs have safety cables.
• Garage door openers and confirm their auto-reversing capacity.
• The presence of plaster firewalls in attached garages.
• House entry doors and their fire-rating and self-closing capacity.
• Confirm that wall outlets are ground fault protected.

The inspector IS NOT required to report on:

• Areas that are obstructed, by vehicles, or storage items, etc.
• The adequate accommodation for all vehicles.
• Storage facilities added after the initial construction.
• Common curing cracks in slabs, or salt-crystal formations [efflorescence].
• Life-expectancy of garage door opener or garage door components.

SECTION FIFTEEN: POOLS & SPAS [AN OPTIONAL SERVICE]

Pools and spas do leak, but this may be impossible to confirm without the use of specialized equipment. However, it could become apparent from secondary evidence during the inspection, which is purely visual. Regardless, the owner or the occupant of a property would be aware that the water level drops regularly and must be topped off, and this should be disclosed. Unusually high water bills could reveal this, but only a pressure test of the pipes, a dye test of cracks, or a geo-phone test of specific areas would confirm it, which is beyond CalNACHI standards and disclaimed as a function of the inspection.The inspector IS required to report on:
• The generic type of pool/spa being evaluated.
• The pool/spa enclosure, including gates and doors that give pool/spa access.
• The pool/spa deck and its drainage system.
• The visible condition of the shell and tiles.
• The condition of the visible portions of skimmers, pipes, valves, filters, heaters, motors, and blowers.
• The ground fault protection of pool and spa lights.
• The appropriate bonding of metal equipment or adjacent metal objects.
• The presence of a service disconnect switch.
• The ground fault protection of service outlets.
• The location of any electrical components that are to close to the pool.
• Condition and operation of gas furnace.

The inspector IS NOT required to report on:

• The structural integrity of a pool or spa.
• Cosmetic deficiencies such as chemical and/or mineral stains.
• The condition of surfaces that are obscured by wind action, chemically imbalanced or dirty water.
• The life expectancy or future performance of the equipment.
• Pool and spa covers: mechanized, solar, or otherwise.
• Solar heat systems.
• The calibration of timer controls.
• Equipment dispensing bromide or chlorine.
• Low-voltage or remote-control systems.
• The adequacy of water volume or turbulence at the spa jets.
• The backwash function of filters.
• Ancillary components, such as waterfalls, fountains, or water spouts.
• Leaks in the underground plumbing.
• Diving boards or water slides, other than to recommend removing them.

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