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John Mettle
John Mettle
Home Inspections
(818) 400-0227

20 YEARS & 10,000 Home Inspections
in Los Angeles

III. Limitations, Exceptions and Exclusions IV. Glossary of Terms

I. Definitions and Scope

These Standards of Practice provide guidelines for a real estate inspection and define certain terms relating to these inspections. Italicized words in these Standards are defined in Part IV, Glossary of Terms.

A. A real estate inspection is a survey and basic operation of the systems and components of a building which can be reached, entered, or viewed without difficulty, moving obstructions, or requiring any action which may result in damage to the property or personal injury to the Inspector. The purpose of the inspection is to provide the Client with information regarding the general condition of the building(s). Cosmetic and aesthetic conditions shall not be considered.

B. A real estate inspection report provides written documentation of material defects discovered in the inspected building’s systems and components which, in the opinion of the Inspector, are safety hazards, are not functioning properly, or appear to be at the ends of their service lives. The report may include the Inspector's recommendations for correction or further evaluation.

Inspections performed in accordance with these Standards of Practice are not technically exhaustive and shall apply to the primary building and its associated primary parking structure.

II. Standards of Practice

real estate inspection includes the readily accessible systems and components or a representative number of multiple similar components listed in Sections 1 through 9 subject to the limitations, exceptions, and exclusions in Part III.

1. Foundation, Basement, and Under-floor Areas
A. Items to be inspected:
1. Foundation system
2. Floor framing system
3. Under-floor ventilation
4. Foundation anchoring and cripple wall bracing
5. Wood separation from soil
6. Insulation

B. The inspector is not required to:
1. Determine size, spacing, location, or adequacy of
foundation bolting/bracing components or reinforcing systems
2. Determine the composition or energy rating of insulation

2. Exterior
A. Items to be inspected:
1. Surface grade directly adjacent to the buildings
2. Doors and windows
3. Attached decks, porches, patios, balconies, stairways, and their enclosures
4. Wall cladding and trim
5. Portions of walkways and driveways that are adjacent to the buildings

B. The inspector is not required to:
1. Inspect door or window screens, shutters, awnings, or security bars
2. Inspect fences or gates or operate automated door or gate openers or their safety devices
3. Use a ladder to inspect systems or components

3. Roof Covering
A. Items to be inspected:
1. Covering
2. Drainage
3. Flashings
4. Penetrations
5. Skylights

B. The inspector is not required to:
1. Walk on the roof surface if in the opinion of the Inspector there is risk of damage or a hazard to the     Inspector
2. Warrant or certify that roof systems, coverings, or components are free from leakage

4. Attic Areas and Roof Framing

A. Items to be inspected:
1. Framing
2. Ventilation
3. Insulation

B. The inspector is not required to:
1. Inspect mechanical attic ventilation systems or components
2. Determine the composition or energy rating of insulation

5. Plumbing
A. Items to be inspected:
1. Water supply piping
2. Drain, waste, and vent piping
3. Faucets and fixtures
4. Fuel gas piping
5. Water heaters
6. Functional flow and functional drainage

B. The inspector is not required to:
1. Fill any fixture with water, inspect overflow drains or
    drain-stops, or evaluate backflow devices, waste
    ejectors, sump pumps, or drain line cleanouts
2. Inspect or evaluate water temperature balancing devices, temperature fluctuation, time to obtain hot     water, water circulation, or solar heating systems or components
3. Inspect whirlpool baths, steam showers, or sauna systems or components
4. Inspect fuel tanks or determine if the fuel gas system is free of leaks
5. Inspect wells or water treatment systems

6. Electrical
A. Items to be inspected:
1. Service equipment
2. Electrical panels
3. Circuit wiring
4. Switches, receptacles, outlets, and lighting fixtures

B. The inspector is not required to:
1. Operate circuit breakers or circuit interrupters
2. Remove cover plates
3. Inspect de-icing systems or components
4. Inspect private or emergency electrical supply systems
or components

7. Heating and Cooling
A. Items to be inspected:
1. Heating equipment
2. Central cooling equipment
3. Energy source and connections
4. Combustion air and exhaust vent systems
5. Condensate drainage
6. Conditioned air distribution systems

B. The inspector is not required to:
1. Inspect heat exchangers or electric heating elements
2. Inspect non-central air conditioning units or evaporative coolers
3. Inspect radiant, solar, hydronic, or geothermal systems or

4. Determine volume, uniformity, temperature, airflow, balance, or leakage of any air distribution system
5. Inspect electronic air filtering or humidity control systems or components

8. Fireplaces and Chimneys
A. Items to be inspected:
1. Chimney exterior
2. Spark arrestor
3. Firebox
4. Damper
5. Hearth extension

B. The inspector is not required to:
1. Inspect chimney interiors
2. Inspect fireplace inserts, seals, or gaskets
3. Operate any fireplace or determine if a fireplace can be safely used

9. Building Interior
A. Items to be inspected:
1. Walls, ceilings, and floors
2. Doors and windows
3. Stairways, handrails, and guardrails
4. Permanently installed cabinets
5. Permanently installed cook-tops, mechanical range vents,
ovens, dishwashers, and food waste disposers
6. Absence of smoke alarms
7. Vehicle doors and openers

B. The inspector is not required to:
1. Inspect window, door, or floor coverings
2. Determine whether a building is secure from unauthorized entry
3. Operate or test smoke alarms or vehicle door safety devices
4. Use a ladder to inspect systems or components

III. Limitations, Exceptions and Exclusions

A. The following are excluded from a real estate inspection:
1.   Systems or components of a building, or portions thereof, which are not readily accessible, not       permanently installed, or not inspected due to circumstances beyond the control of the Inspector or       which the Client has agreed or specified are not to be inspected
2.   Site improvements or amenities, including, but not limited to; accessory buildings, fences, planters,       landscaping, irrigation, swimming pools, spas, ponds, waterfalls, fountains or their components or       accessories
3.   Auxiliary features of appliances beyond the appliance’s basic function
4.   Systems or components, or portions thereof, which are under ground, under water, or where the       Inspector must come into contact with water
5.   Common areas as defined in California Civil Code section 1351, et seq., and any dwelling unit systems       or components located in common areas
6.   Determining compliance with manufacturers’ installation guidelines or specifications, building codes,       accessibility standards, conservation or energy standards, regulations, ordinances, covenants, or other       restrictions
7.   Determining adequacy, efficiency, suitability, quality, age, or remaining life of any building, system, or       component, or marketability or advisability of purchase
8.   Structural, architectural, geological, environmental, hydrological, land surveying, or soils- related       examinations
9.   Acoustical or other nuisance characteristics of any system or component of a building, complex,       adjoining property, or neighborhood
10. Conditions related to animals, insects, or other organisms, including fungus and mold, and any       hazardous, illegal, or controlled substance, or the damage or health risks arising there from
11. Risks associated with events or conditions of nature including, but not limited to; geological, seismic,       wildfire, and flood
12. Water testing any building, system, or component or determine leakage in shower pans, pools, spas,       or any body of water
13. Determining the integrity of hermetic seals at multi-pane glazing
14. Differentiating between original construction or subsequent additions or modifications
15. Reviewing information from any third-party, including but not limited to; product defects, recalls, or       similar notices
16. Specifying repairs/replacement procedures or estimating cost to correct
17. Communication, computer, security, or low-voltage systems and remote, timer, sensor, or similarly       controlled systems or components
18. Fire extinguishing and suppression systems and components or determining fire resistive qualities of       materials or assemblies
19. Elevators, lifts, and dumbwaiters
20. Lighting pilot lights or activating or operating any system, component, or appliance that is shut down,       unsafe to operate, or does not respond to normal user controls
21. Operating shutoff valves or shutting down any system or component
22. Dismantling any system, structure, or component or removing access panels other than those provided       for homeowner maintenance

B.   The Inspector may, at his or her discretion:
1.   Inspect any building, system, component, appliance, or improvement not included or otherwise       excluded by these Standards of Practice. Any such inspection shall comply with all other provisions of       these Standards.
2.   Include photographs in the written report or take photographs for Inspector’s reference without       inclusion in the written report. Photographs may not be used in lieu of written documentation.

IV - Glossary of Terms

Note: All definitions apply to derivatives of these terms when italicized in the text.

Appliance: An item such as an oven, dishwasher, heater, etc. which performs a specific function
Building: The subject of the inspection and its primary parking structure
Component: A part of a system, appliance, fixture, or device
Condition: Conspicuous state of being
Determine: Arrive at an opinion or conclusion pursuant to a real estate inspection
Device: A component designed to perform a particular task or function
Fixture: A plumbing or electrical component with a fixed position and function
Function : The normal and characteristic purpose or action of a system, component, or device
Functional Drainage: The ability to empty a plumbing fixture in a reasonable time
Functional Flow: The flow of the water supply at the highest and farthest fixture from the building supply shutoff valve when another fixture is used simultaneously
Inspect: Refer to Part I, “Definition and Scope”, Paragraph A
Inspector: One who performs a real estate inspection
Normal User Control: Switch or other device that activates a system or component and is provided for use by an occupant of a building
Operate: Cause a system, appliance, fixture, or device to function using normal user controls
Permanently Installed: Fixed in place, e.g. screwed, bolted, nailed, or glued
Primary Building : A building that an Inspector has agreed to inspect
Primary Parking structure: A building for the purpose of vehicle storage associated with the primary building
Readily Accessible: Can be reached, entered, or viewed without difficulty, moving obstructions, or requiring any action which may harm persons or property
Real Estate Inspection: Refer to Part I, “Definitions and Scope”, Paragraph A
Representative Number: Example, an average of one component per area for multiple similar components such as windows, doors, and electrical outlets
Safety Hazard: A condition that could result in significant physical injury
Shut Down: Disconnected or turned off in a way so as not to respond to normal user controls
System: An assemblage of various components designed to function as a whole
Technically Exhaustive: Examination beyond the scope of a real estate inspection, which may require disassembly, specialized knowledge, special equipment, measuring, calculating, quantifying, testing, exploratory probing, research, or analysis.
Standards of Practice as defined by the
California Real Estate Inspection Association (CREIA)

house on a hill
home inspection photo of a house
Residential Home Inspections including:

    Single-Family Homes
    Row Homes

Los Angeles
Beverly Hills
Santa Monica
Cheviot Hills
Bel Air
Pacific Palisades
Marina Del Rey
Playa Del Rey

Service Areas
©John Mettle Home Inspections
Culver City
El Segundo
Redondo Beach
West Hollywood
Sherman Oaks
Toluca Lake
Van Nuys
Agoura Hills
Thousand Oaks
Oak Park
Simi Valley
Hidden Hills
West Hills
Los Angeles & Ventura Counties

Residential Standards - Four or Fewer Units
Originally Adopted September 13, 1983
Revised November 1, 1996
Revised April 15, 1999
Revised July 12, 2003
Revised April 15, 2006 — Effective July 1, 2006

Note: Italicized words in this document are defined in the Glossary of Terms.

Table of Contents

I. Definitions and Scope

II. Standards of Practice

1. Foundation, Basement, and Under-floor Areas
2. Exterior
3. Roof Covering
4. Attic Areas and Roof Framing
5. Plumbing
6. Electrical
7. Heating and Cooling
8. Fireplaces and Chimneys
9. Building Interior

Warped or Warn Shingles
Truss Construction
Roof Ventilation
Climate Control
Water Penetration