Christopher Nolen & Associates, LLC 
A Licensed and Insured
Home and Mold Inspection Services Company
LHI # 10754

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Inspection Standars

 

STANDARDS OF PRACTICE OF THE
LOUISIANA STATE BOARD OF HOME INSPECTORS

Minimum Standards
This sets forth the minimum Standards of Practice required of licensed home inspectors.

Definitions
          Automatic safety controls - devices designed and installed to protect systems and components from excessively high or Iow pressures and temperatures,
excessive electrical current, loss of water, loss of ignition, fuel leaks, fire, freezing, or other unsafe conditions.
          Central air conditioning - a system that uses ducts to distribute cooled or dehumidified air to more than one room or uses pipes to distribute chilled water to heat exchangers in more than one room, and that is not plugged into an electrical convenience outlet.
          Cross connection - any physical connection or arrangement between potable water and any source of contamination.
          Dangerous or adverse situations - situations that pose a threat of injury to the inspector, or those situations that require the use of special protective clothing or safety equipment.
          Describe - report in writing a system or component by its type, or other observed characteristics, to distinguish it from other components used for the same project.
         Dismantle - to take apart or remove any component, device or piece of equipment that is bolted, screwed, or fastened by other means and that would not be dismantled by a homeowner in the course of normal household maintenance.Enter - to go into an area to observe all visible components.
          Functional drainage - a drain is functional when it empties in a reasonable amount of time and does not overflow when another fixture is drained simultaneously.
          Functional flow - a reasonable flow at the highest fixture in a dwelling when another fixture is operated simultaneously.
          Inspect - to examine readily accessible systems and components of a building in accordance with the Standards of Practice, using normal operating controls and opening readily openable access panels.
          Installed - attached or connected such that the installed item requires tools for removal.
          Normal operating controls - homeowner operated devices such as a thermostat, wall switch, or safety switch.
          Observe - the act of making a visual examination.
          On-site water supply quality - water quality based on the bacterial, chemical, mineral and solids contents of the water. On-site water supply quantity - water quantity based on the rate of flow of water. Operate - to cause systems or equipment to function.
          Readily openable access panel - a panel provided for homeowner inspection and maintenance that has removable or operable fasteners or latch devices in order to be lifted off, swung open, or otherwise removed by one person; and its edges and fasteners are not painted in place. This definition is limited to those panels within normal reach or from a four-foot stepladder, and that are not blocked by stored items, furniture, or building components.
          Representative number - for multiple identical components such as windows and electrical outlets - one such component per room. For multiple identical exterior components - one such component on each side of the building.
          Roof drainage systems - gutters, downspouts, leaders, splash blocks, scuppers, and similar components used to carry water offa roof and away from a building.
          Shut down - a piece of equipment or a system is shut down when it cannot be operated by the device or control that a homeowner should normally use to operate it. If its safety switch or circuit breaker is in the "off' position, or its fuse is missing or blown, the inspector is not required to roestablish the circuit for the purpose of operating the equipment or system.
          Solid fuel heating device 
- any wood, coal, or other similar organic fuel burning device, including but not limited to fireplaces whether masonry or factory built, fireplace inserts and stoves, wood stoves (room heaters), central furnaces, and combinations of these devices. Structural component - a component that supports non-variable forces or weights (dead loads) and variable forces or weights (live loads).
           Technically exhaustive - an inspection involving the extensive use of measurements, instruments, testing, calculations, and other means to develop scientific or engineering findings, conclusions, and recommendations.
          Under floor crawl space - the area within the confines of the foundation and between the ground and the underside of the lowest floor structural component.

Purpose and Scope
Home inspections performed according to this Chapter shall provide the client with a better understanding of the property conditions, as observed at the time of the
home inspection. Home inspectors shall:
1.         Provide the client with a written pre-inspection contract, whenever possible, which shall:
           a.          State that the home inspection is to be done in accordance with the Standards of Practice of the Louisiana State Board
                       of Home Inspectors.
           b.          Describe what inspection services will be provided and their cost;
           c.          State that the inspection is limited to only those systems or components agreed upon by the client and the inspector,
           d.          contain copies of the Standards of Practice and Code of Ethics.
2.          Observe and inspect readily visible and accessible installed systems and components listed in this Chapter, and/or as
            contractually agreed upon;
3.       Submit a written report to the client which shall:
          a.       Describe those systems and components specified to be described in Sections .2006 through .2015, and/or as
contractually agreed upon;
          b.       State which systems and components designated for inspection in this Section have been inspected, and state any systems or components designated for inspection that were not inspected, and the reason for not inspecting;
          c.       State any systems or components so inspected that do not function as intended, allowing for normal wear and tear, or
adversely affect the habitability of the dwelling; and
          d.       State the name, license number, and contain the signature of the person conducting the inspection.
This Chapter does not limit home inspectors from:
1.       Reporting observations and conditions or rendering opinions of items in addition to those required in Section B of this Rule;
2.       Excluding systems and components from the inspection if requested by the client, and so stated in the written contract.

General Limitations
Home inspections done in accordance with this Chapter are visual and are not technically exhaustive. This Chapter applies to residential resale buildings.
Home inspectors are not required to report on:
General Exclusions
Life expectancy of any component or system;
The causes of the need for a repair;
The methods, materials, and costs of corrections;
The suitability of the property for any specialized use;
Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements, special utility, insurance or
restrictions; The market value of the property or its marketability;
The advisability or inadvisability of purohase of the property;
Any component or system that was not inspected;
The presence or absence of pest such as wood damaging organisms, rodents, or insects;
Cosmetic items, underground items, or items not permanently installed.
Hidden or latent defects; or
Items not visible for inspection.
Home inspectors are not required to:
1.          Offer warranties or guarantees of any kind;
2.          Calculate the strength, adequacy, or efficiency of any system or component;
3.          Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons;
4.          Operate any system or component that is shut down or otherwise inoperable;
5.          Operate any system or component that does not respond to normal operating controls;
6.          Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility;
7.          Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to toxins such as asbestos, radon and lead, carcinogens, noise, contaminants in the building or in soil, water, and air;
8.          Determine the effectiveness of any system installed to control or remove suspected hazardous substances;
9.          Predict future condition, including but not limited to failure of components;
I 0.        Project operating costs of components;
i I.        Evaluate acoustical characteristics of any system or component; or
12.         Inspect special equipment or accessories that are not listed as components to be inspected in this Chapter.
Home inspectors shall not:
1.  Offer or perform any act or service contrary to law;
2.      Report on the market value of the property or its marketability;
3.      Report on the advisability or inadvisability of purchase of the property;
4.       Report on any component or system that was not inspected;
5.  Report on the presence or absence of pests such as wood damaging organisms, rodents or insects. However, the home inspector may advise the client of damages to
the building and recommend further inspection by a licensed wood destroying insect inspector.
6.  At the time of the inspection or for a reasonable time thereafter, advertise or solicit to perform repair services or any other type of service on the home upon which
he has performed a home inspection.

Structural Components
The home inspector shall inspect structural components including
I.       Foundation;
2.      Floors;
3.      Walls;
4.      Columns or piers;
5.      Ceilings;
6.      Roofs.
The home inspector shall describe the type of:
1.       Foundation;
2.      Floor structure;
3.      Wall structure;
4.       Columns or piers;
5.      Ceiling structure; and
6.       Roof structure.
The home inspector shall:
1.  Probe structural components only where deterioration is visible, except where probing would damage any surface;
2.  Enter under floor crawl spaces, basements, and attic spaces, except when access is obstructed, when entry could damage the property, or when dangerous or adverse
situations are suspected;
3.  Report the methods used to inspect under floor crawl spaces and attics; and
4.  Report signs &abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.

Exterior
The home inspector shall inspect:
Wall cladding, flashings and trim;
Entryway doors and a representative number of windows;
Garage door operators;
Decks, balconies, stoops, steps, areaways, porches, and applicable railings;
Eaves, soffits, and fascias; and
Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building.
The home inspector shall:
1.       Describe wall cladding materials;
2.       Operate all entryway doors and a representative number of windows;
3.       Operate garage doors manually or by using permanently installed controls for any garage door operator; and
4.       Report whether or not any garage door operator will automatically reverse or stop and if so equipped with said safety feature.
The home inspector is not required to inspect:
Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories;
Fences;
Presence of safety glazing in doors and windows;
Garage door operator remote control transmitters;
Geological conditions;
Soil conditions;
Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertaiument or athletic
facilities);
Detached buildings or structures;
Presence or condition of buried fuel storage tanks.

Roofing
The home inspector shall inspect:
1.          Roof coverings;
2.          Rood drainage systems;
3.          Flashings;
4.          Skylights, chimneys, and roof penetrations; and
5.          Signs of leaks or abnormal condensation on building compenents.
The home inspector shall:
1.       Describe the type of roof coveting materials; and
2.       Report the methods used to observe the roofing.
The home inspector is not required to:
I.       Walk on the roofing; or
2.       Inspect attached accessories including but not limited to solar systems, antennae, and lightening arrestors.

Plumbing
The home inspector shall inspect:
I.  Interior water supply and distribution systems, including piping materials, supports, insulation; fixtures and faucets; functional flow; leaks; and cross connections;
2.  Interior drain, waste and vent system, including: traps, drain, waste, and vent piping; piping supports and pipe insulation; leaks, and functional drainage;
3.  Hot water systems including: water heating equipment; normal operating controls; automgic safety controls; and chimneys, flues and vents;
4.  Fuel storage and distribution systems including interior fuel storage equipment, supply piping, venting, and supports; leaks; and
5.  Sump pumps.
The home inspector shall describe:
I.      Water supply and distribution piping materials;
2.       Drain, waste and vent piping materials;
3.      Water heating equipment; and
4.      Location of main water supply shutoff device.
The home inspector shall operate all plumbing and plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance or winterized equipment.
The home inspector is not required to: State the effectiveness of anti-siphon devices;
Determine whether water supply and waste disposal systems are public or private;
Operate automatic safety controls;
Operate any valve except water closet flush valves, fixture faucets, and hose faucets;
Inspect:
a          Water conditioning systems;
b.          Fire and lawn sprinkler systems;
c.          On-site water supply quantity and quality;
d.          On-site waste disposal systems;
e.          Foundation irrigation systems;
f.          Spas;
g.          Swimming Pools;
h.          Solar water heating equipment; or
Inspect the system for proper sizing, design, or use of proper materials.

Electrical
The home inspector shall inspect:
1.         Service entrance conductors;
2.          Service equipment, ground equipment, main overcurrent device, and main and distribution panels;
3.          Amperage and voltage ratings ofthe
.service;
4.          Branch circuit conductors, their overcurrent devices, and the compatibility of the mpacities and voltages;
5.          The operation ora representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the
            house, garage, and on the dwelling's exterior walls;
6.          The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or
            carport, and on the exterior of inspected structures;
7.          The operation of ground fault circuit interrupters; and
8.          Smoke detectors.
The home inspector shall describe:
1.       Service amperage and voltage;
2.       Service entry conductor materials;
3.       Service type as being overhead or underground; and
4.       Location of main and distribution panels.
The home inspector shall report any observed aluminum branch circuit wiring.
The home inspector shall report on the presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to:
1.  Insert any tool, probe, or testing device inside the panels;
2.  Test or operate any overcurrent device except ground fault circuit interrupters;
3.  Dismantle any electrical device or control other than to remove the dead front covers of the main and auxiliary distribution panels;
4.  Inspect:
            a.       Low voltage systems;
            b.       Security system devices, heat detectors, or carben monoxide detectors;
            c.       Telephone, security, cable TV, intercoms, or other ancillary wiring that is not part of the primary electrical distribution
system; or
            d.       Built-in vacuum equipment.

Heating
The home inspector shall inspect permanently installed heating systems including:
Heating equipment; Normal operating controls; Automatic safety controls;
Chimneys, flues, and vents, where readily visible;
Solid fuel heating devices including fireplaces;
Heat distribution systems including fans, pumps, ducts and piping, with associated supports, insulation, air filters, registers, radiators, fan coil units, convectors; and
The presence of an installed heat source in each room.
The home inspector shall describe:
1.  Energy source; and
2.       Heating equipment and distribution type.
The home inspector shall operate the systems using normal operating controls.
The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance.
The home inspector is not required to:
1.  Operate heating systems when weather conditions or other circumstances may cause equipment damage;
2.       Operate automatic safety controls;
3.       Ignite or extinguish solid fuel fires; or
Inspect:
The interior of flues;
Fireplace insert flue connections;
Humidifiers;
Electronic air filters; or
The uniformity or adequacy of heat supply to the various rooms.

Central Air Conditioning
The home inspector shall inspect:
1.       Central air conditioning systems including:
2.       Cooling and air handling equipment;
3.       Normal operating controls;
4.       Fans, pumps, ducts, and piping, with associated supports, dampers, insulation, air filters, registers, faneoil units;
5.       The presence of an installed cooling source in each room.
The home inspector shall describe:
I.       Energy sources; and
2.       Cooling equipment type.
The home inspector shall operate the systems using normal operating controls.
The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance.
The home inspector is not required to:
I.      Operate cooling systems when weather conditions or other circumstances may cause equipment damage;
2.       Inspect non-central air conditioners; or
3.       Inspect the uniformity or adequacy of cool-air supply to the various room.

Interiors
The home inspector shall inspect:
1.          Walls, ceiling, and floors;
2.          Steps, stairways, balconies, and railings;
3.          Countertops and a representative number of cabinets and drawers; and
4.          A representative number of doors and windows.

The home inspector shall:
I.  Operate a representative number of windows and interior doors; and
2.  Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.
The home inspector is not required to inspect:
I.       Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors;
2.      Carpeting; or
3.       Draperies, blinds, or other window treatments.
Insulation and Ventilation
The home inspector shall inspect:
1.       Insulation and vapor retarders in unfinished spaces;
2.       Ventilation of attics and foundation areas;
3.       Kitchen, bathroom, and laundry venting system; and
4.  The operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control.
The home inspector shall describe:
1.  Insulation in unfinished spaces; and
2.      Absence of insulation in unfinished space at conditioned surfaces.
The home inspector is not required to report on:
I.  Concealed insulation and vapor retarders; or
2.      Venting equipment that is integral with household appliances.

Built-in Kitchen Appliances
The home inspector shall inspect and operate the basic functions of the following kitchen appliances:
I.       Permanently installed dishwasher; through its normal cycle;
2.      Range, cook top, and permanently installed oven;
3.      Trash compactor;
4.      Garbage disposal;
5.      Ventilation equipment or range hood;
6.       Permanently installed microwave oven.
The home inspector is not required to inspect:
I.       Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation;
2.       Non built-in appliances such as clothes washers and dryers;
3.       Refrigeration units such as freezers, refrigerators and ice makers. The home inspector is not required to operate:
1.       Appliances in use; or
2.      Any appliance that is shut down or otherwise inoperable.




                                                                  
                                                                     New Orleans and Surrounding Areas
                                                                             Call  (504) 638-8167
                                                                                      Ask for Chris
                                                                   E-Mail christophernoleninspect@yahoo.com
                                                                              LHI License #10754
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