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Sarasota County, FL Home Inspections

Home » Areas Served » Sarasota County

Cities Served:

Bee Ridge
Desoto Lakes
Englewood
Fruitville
Gulf Gate Estates
Kensington Park
Lake Sarasota
Lakewood Ranch
Laurel
Longboat Key
Nokomis
North Sarasota
North Port
Osprey
Plantation
Ridge Wood Heights
Sarasota
Sarasota Springs
Siesta Key
South Gate Ridge
South Sarasota
South Venice
Southgate
The Meadows
Venice

Schedule Today

Call or Text Anytime:
(727) 346-6453

Recent Reviews

Google Rating
5.0
Based on 91 reviews
Gulf Coast Inspections
5.0
Sahara S.
Sahara S.
20:41 19 Jan 23
My home inspection with Gulf Coast Inspections couldn’t have been easier, from the scheduling to the paperwork and payment to the inspection and report itself. The inspector was professional and courteous and was quick and efficient. I got the report within 30 mins after he left and it was thorough and precise. I will definitely be using them again! Highly recommend!
liz S.
liz S.
21:21 17 Jan 23
The inspector was very patient while I moved stuff around and was in no hurry. Very professional and prompt, I received my inspection report within minutes of service being done.
Scott S.
Scott S.
17:09 15 Jan 23
Tyler was great to work with.
Lisa S.
Lisa S.
20:49 13 Jan 23
Dolores J.
Dolores J.
15:04 13 Jan 23
Great service - on time, respectful and efficient. It is so nice to have someone show up the day and time they say they are going to. Since Covid that seems to be a major hurdle. Def would hire Tyler Book again.
Jared W.
Jared W.
23:03 12 Jan 23
Tyler was great! Scheduling was simple and efficient. He arrived right on time and performed as expected. Couldn’t ask for a better company to complete your inspections !
Kurt P.
Kurt P.
16:11 12 Jan 23
Very professional service. He arrived on time and had my inspection report within minutes of completion.
Slim B.
Slim B.
20:54 07 Jan 23
Excellent service, very professional and uses updated technology.
Tj M.
Tj M.
20:30 06 Jan 23
From the phone call to make the appointment to the receipt of the report afterwards, it was a seamless experience. The company rep was friendly, on time, and professional. Too, their price beat competitors by $50. I highly recommend them.
Scott E.
Scott E.
14:23 06 Jan 23
BRUCE B.
BRUCE B.
15:59 05 Jan 23
I needed an inspection quickly as my insurance was renewing, and my original company could not come and do it for at least a month. Gulf coast was here the next day, and I had the report in my email five minutes after they finished the inspection. They even suggested a way I may save more money. Thanks !
Stephanie S.
Stephanie S.
16:41 02 Jan 23
Pablo V.
Pablo V.
20:35 31 Dec 22
Mr. Book came through for us last minute and was very professional and courteous from beginning to end A+
Mike S.
Mike S.
19:50 30 Dec 22
Beverly O.
Beverly O.
19:38 29 Dec 22
Very professional and very nice!
Wendell E.
Wendell E.
18:11 29 Dec 22
Tyler was exceptional and professional. Response time was quick and cost was a good value. Thank you all very much!
Heather W.
Heather W.
22:39 27 Dec 22
Fast and friendly service! Thanks so much!
Keisha M.
Keisha M.
18:00 24 Dec 22
Very efficient and professional
Lauren D.
Lauren D.
20:07 23 Dec 22
Ken S.
Ken S.
21:32 22 Dec 22
Michelle D
Michelle D
18:02 22 Dec 22
Gulf coast inspectors were very easy to work with. They were available when I needed them and were prompt and I received my report within mins of completion. I would definitely recommend them.
Marjorie W.
Marjorie W.
15:03 21 Dec 22
Great service!
Myronica K.
Myronica K.
18:48 11 Dec 22
Very professional! Communication was good and answered all my questions. Definitely will use again!
Laurie R.
Laurie R.
23:17 06 Dec 22
Gulf Coast was very prompt and very reasonably priced. Great service and some really nice people. Thank you!
Karen H.
Karen H.
19:02 03 Dec 22
The inspectors were through and courteous. Very professional. I highly recommend this company. Great experience from start to finish.
Dawnann N.
Dawnann N.
23:18 02 Dec 22
Great progressional, kept me in contact when he couldn’t be on time. Wore a mask even though I didn’t think it was necessary. Great guy was very happy with the process.
Aldo L.
Aldo L.
15:26 01 Dec 22
Tyler was very prompt. It was easy to set up an appointment. He came on time. Tyler performed a 4 point inspection required for our insurance policy very efficiently and was also very pleasant. Even our insurance agent was impressed by his report. I would definitely recommend Gulf Coast Inspections.
jay P.
jay P.
20:51 30 Nov 22
Professional service at a great price.Thank You
Denise G.
Denise G.
22:37 25 Nov 22
Showed up on time, professional and efficient!! Very satisfied.
luis S.
luis S.
01:04 24 Nov 22
Bill F.
Bill F.
20:49 23 Nov 22
Tyler did a great job.Was there before his appointment time and did a thorough job.He reviewed his findings without whitewashing any issues.Thanks for sending him to my future home and will recommend him for future services. Bill
Michael D.
Michael D.
18:56 21 Nov 22
Tyler was super responsive and thorough with his inspection. I felt really happy that we hired Gulf Coast Inspections. Thank you for being so accommodating and professional!
Nick
Nick
22:20 20 Nov 22
Tyler was prompt and professional. He worked quickly, but took the extra time to get high quality pictures of the hurricane straps in my attic which were buried under the blown in insulation. I'd recommend Gulf Coast Inspections without reservation.
James M.
James M.
19:32 16 Nov 22
Jonathan V.
Jonathan V.
17:12 14 Nov 22
Mikayla M.
Mikayla M.
22:40 24 Oct 22
Best company to get a home inspection with. You’ll be in great hands !
John H.
John H.
01:01 21 Oct 22
Dave B.
Dave B.
21:05 20 Oct 22
Tyler was awesome! willing to change our date and time, which was appreciated. Did a very thorough inspection and provided professional ideas for the future.
John G.
John G.
11:28 20 Oct 22
Tyler and his team have been great to work with and a huge support to the growth of our business. They've been timely, flexible, and accommodating with the needs of each job. We look forward to working with them more and I highly recommend Gulf Coast Inspections for anyone else needing an inspection.
Guy F.
Guy F.
02:14 20 Oct 22
Elizabeth T.
Elizabeth T.
01:08 17 Oct 22
kim A.
kim A.
20:18 05 Oct 22
Tyler & Christina did a thorough inspection, was attentive to all questions and concerns, quick scheduling and turnaround of report. Highly recommend!
Madeline O.
Madeline O.
13:56 18 Sep 22
Tyler was almost done with my home inspection when I tried to rush him through the rest, because we were in Tampa and the Friday afternoon rush hour was just getting under way. He wouldn't let me leave until he went through the most important issues he found even though I would be getting a full report. I bought the house anyway but now I have peace of mind about what's right and not so right about it. More important was the LAST inspection he did for me a few weeks ago which saved me from buying a home, that I would never have been able to sell without taking a loss. I never intended to spend the rest of my life there but without the inspection, I would have bought it and been stuck there forever. I decided to go for my dream home and thanks to my realtor, Bob Pileggi and Gulf Coast Inspections, I will be closing the deal this week. Two home inspections in one month was money well-spent and had so much more of an impact on the quality of my life than just the quality of my house.
Linda S.
Linda S.
00:18 12 Sep 22
great job and first-rate professional!
Dan A.
Dan A.
13:40 09 Sep 22
Troy B.
Troy B.
21:01 22 Aug 22
Rapid response! Quality Inspector! Highly recommend!
Skye L.
Skye L.
04:43 30 Jul 22
Another rapidly and thoroughly done residential home inspection. Tyler and Kristina are always professional and seem to enjoy always improving their service level.
Tammy M.
Tammy M.
00:56 13 Jul 22
Answered every question we could have possibly had…
Jacob S.
Jacob S.
21:46 30 Jun 22
Incredibly knowledgeable and thorough reports.
Mark E.
Mark E.
13:43 08 Jun 22
I have never experienced a more professional and more thorough home inspection. They really took their time and looked the entire home over. I feel very confident nothing was missed.
Craig Z.
Craig Z.
21:33 26 May 22
The website is easy to navigate and very informative. The inspection was thorough and professionally completed. I received the report the same day and had everything that I needed in it. Tyler was great.
Lu F. C. M.
Lu F. C. M.
16:52 25 May 22
Michael O.
Michael O.
11:20 05 May 22
Daniel R.
Daniel R.
16:44 03 Apr 22
Great personal service, excellent feedback, fair price Highly recommend
Jeff B.
Jeff B.
20:08 25 Mar 22
We happy with the fast, professional service. The reports four my four point inspection are extremely well done. They will surely result in a positive insurance savings. Thanks again
Deb B
Deb B
14:44 18 Mar 22
Arrived on time, explained everything to me. Professional and knowledgeable! Excellent service.
wilson G.
wilson G.
17:06 05 Mar 22
Mary Jo R.
Mary Jo R.
16:10 10 Feb 22
ratheesh R.
ratheesh R.
00:20 10 Feb 22
Brenda F.
Brenda F.
21:25 04 Feb 22
Tyler was on time, and very thorough... he completed a 4 point inspection, and was able to answer all of out questions. Would recommend his business for inspections.
Ken M.
Ken M.
16:23 30 Jan 22
Tyler and his team did a great job with the inspection. They showed up exactly when they scheduled, and were able to setup the appointment with minimal notice. They provided detailed review and included thermal imaging and moisture detection. The report was easy to navigate through the online site and provided a printable report as well. Great job!
John G.
John G.
18:24 14 Jan 22
Tyler is always great to work with. He's punctual, professional, and provides a great report. Definitely recommend
Joe and Nanette A.
Joe and Nanette A.
16:02 14 Jan 22
Showed up actually a little before scheduled time which is great!!! Very thorough, explained what they were doing very clearly, didn't take a lot of time. And get this - got my inspection report as they were pulling out of my driveway WOW! Very professional and great results! Definitely recommend!
Skye L.
Skye L.
18:18 28 Aug 21
Fast at picking up and doing home inspections. Thorough with inspection and reports. I've never had a complaint from my clients regarding them. Well priced as well.
Vicky K.
Vicky K.
17:42 02 Aug 21
Tyler and Kristina are awesome inspectors! They are available, thorough, prompt and they have the report to you within hours! I have used them multiple times and will continue to do so. Thanks guys!
Phillip L.
Phillip L.
22:55 30 Jun 21
Bernard C.
Bernard C.
18:20 19 Jun 21
Very professional, through
Michael K.
Michael K.
20:56 18 May 21
Josh Z
Josh Z
16:44 30 Mar 21
Awesome experience! Great communication, fair pricing and outstanding service. Highly recommend
Paula T.
Paula T.
15:23 28 Mar 21
So prompt and professional! condo inspection was very complete! would definitely use them again.
Chris G.
Chris G.
17:15 27 Mar 21
annap F.
annap F.
00:54 01 Mar 21
Gulf Coast recently inspected a house for us on St. Pete. Beach. They were very thorough and were available to answer any questions we had. We are very happy that we used them and I would recommend them without hesitation.
Ciera E.
Ciera E.
22:04 26 Feb 21
Quick to respond for appointment. Very friendly & detailed. Highly recommend
Patrice P.
Patrice P.
12:16 19 Feb 21
Our experience with Gulf Coast Inspections was excellent. Tyler (and his team) did a thorough inspection of the property and a quick turnaround of an extremely detailed report. GCI has been responsive and timely with all of my pre and post inspection communications.
Ashley P.
Ashley P.
16:53 18 Feb 21
Karen S.
Karen S.
19:04 09 Feb 21
Tyler answered his phone on my first try and was available to do the inspection on the requested date. Tyler and his associate conducted a thorough inspection and provided a detailed report. We were very pleased with his prompt and professional service!
Stephen Z.
Stephen Z.
00:27 06 Feb 21
Used him twice. Fast prompt inspection, very inclusive, responsive to our needs for pre-purchase inspection. Would definitely use again.
Penelope E.
Penelope E.
21:46 02 Feb 21
Second time using Tyler Books - on time as usual, thorough and had the report to us in less than 2 hrs. Thanks !
Daryn P.
Daryn P.
13:06 08 Jan 21
Gulf Coast completed a pre-purchase inspection for a property that I am buying. Words cannot express the level of detail that the team displayed during the inspection. From flying a drone to inspect the roof and give me a birds eye view of the property, to thermal imaging of the walls, air ducts and the like. I am very please with the service and the value of the product they deliver. I'd refer them to anyone who needs the security of knowing the condition of a major investment like a new house.
Heather H.
Heather H.
14:50 16 Dec 20
Brandon M.
Brandon M.
20:22 30 Oct 20
Tyler has been great to work with, very knowledgeable and highly motivated to do the job right. He uses the latest technology and was easy to work with. Would highly recommend his company.
Alexander A.
Alexander A.
18:38 23 Sep 20
Calin P.
Calin P.
20:21 11 Sep 20
Came on a Sunday and did a great job. Very nice and accomodating. Reliable. Thank you much
M E
M E
22:42 01 Sep 20
Tyler is professional, punctual and thorough. He did a great inspection at a property we purchased, and used advanced technology with drones and thermal imaging. He is also a miracle worker! Living in Florida can create some complicated scenarios for homeowners and Tyler was a total pro. He was so prompt with follow up questions regarding the inspection details. Our realtor and insurance agent also required follow up forms, and Tyler was right on it! I will refer Tyler’s company to anyone locally buying a property, and can’t speak highly enough of him! Thanks again!!
Greg T.
Greg T.
15:49 24 Aug 20
Tyler and Gulf Coast Inspections were amazing. I called on a Friday for a home inspection on the following Tuesday, Tyler was responsive and made sure I had my home inspection appointment. During the inspection, Tyler was very professional and did a thorough job, and got me the inspection report the same day. Highly recommended.
Elizabeth R
Elizabeth R
15:45 24 Aug 20
Roseann C.
Roseann C.
14:36 23 Apr 20
We had Tyler Book inspect not just one home but a second one also. Tyler's inspections are thorough and well documented. Tyler takes the time to explain the whole process and makes himself available for your questions for as long as needed once the inspection is done.
Steven C
Steven C
13:22 27 Nov 19
S S
S S
13:19 27 Nov 19
Tyler B.
Tyler B.
12:16 27 Nov 19
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Areas We Serve:

  • Pinellas County
    • Clearwater
    • Clearwater Beach
    • Dunedin
    • Gulfport
    • Indian Rocks Beach
    • Kenneth City
    • Largo
    • Madeira Beach
    • Oldsmar
    • Palm Harbor
    • Pinellas Park
    • Redington Beach
    • Seminole
    • South Pasadena
    • St. Petersburg
    • St. Pete Beach
    • Tarpon Springs
    • Tierra Verde
    • Treasure Island
  • Hillsborough County
    • Apollo Beach
    • Balm
    • Bloomingdale
    • Carrollwood
    • Brandon
    • Cheval
    • Citrus Park
    • Dover
    • East Lake-Orient Park
    • Fish Hawk
    • Gibsonton
    • Keystone
    • Lake Magdalene
    • Lutz
    • Mango
    • Northdale
    • Palm River-Clair Mel
    • Pebble Creek
    • Odessa
    • Progress Village
    • Riverview
    • Ruskin
    • Seffner
    • Sun City Center
    • Tampa
    • Thonotosassa
    • Town ‘n’ Country
    • University
    • Valrico
    • Westchase
    • Wimauma
  • Pasco County
    • Dade City
    • Bayonet Point
    • Beacon Square
    • Connerton
    • Crystal Springs
    • Elfers
    • Heritage Pines
    • Holiday
    • Hudson
    • Jasmine Estates
    • Key Vista
    • Lacoochee
    • Land O Lakes
    • Meadow Oaks
    • Moon Lake
    • New Port Richey
    • Pasadena Hills
    • Port Richey
    • Quail Ridge
    • River Ridge
    • Shady Hills
    • San Antonio
    • Saint Leo
    • Trinity
    • Trilby
    • Wesley Chapel
    • Zephyrhills
  • Manatee County
    • Anna Maria
    • Bayshore Gardens
    • Bradenton
    • Bradenton Beach
    • Cortez
    • Ellenton
    • Holmes Beach
    • Memphis
    • Palmetto
    • Samoset
    • South Bradenton
    • West Bradenton
    • West Samoset
    • Whitfield
  • Sarasota County
    • Bee Ridge
    • Desoto Lakes
    • Englewood
    • Fruitville
    • Gulf Gate Estates
    • Kensington Park
    • Lake Sarasota
    • Lakewood Ranch
    • Laurel
    • Nokomis
    • North Port
    • North Sarasota
    • Osprey
    • Plantation
    • Ridge Wood Heights
    • Sarasota
    • Sarasota Springs
    • Siesta Key
    • South Sarasota
    • South Venice
    • Southgate
    • The Meadows
  • Hernando County
    • Aripeka
    • Bayport
    • Brookridge
    • Brooksville
    • Garden Grove
    • Hernando Beach
    • High Point
    • Hill N Dale
    • Istachatta
    • Lake Lindsey
    • Masaryktown
    • Nobleton
    • North Brooksville
    • North Weeki Wachee
    • Pine Island
    • Ridge Manor
    • South Brooksville
    • Spring Hill
    • Spring Lake
    • Timber Pines
    • Weeki Wachee Gardens
We gladly accept:
COVID-19 Info • Florida License #HI12183 • Standards of Practice • Referrals • Discounts • Terms of Use
250 Corey Avenue #66946 • St. Pete Beach, FL 33706
Copyright © 2022 Gulf Coast Inspections, LLC
Old Asphalt Shingle Roof System

This is an old roof system from 2004.

The installation appears to be correct and there is no visible damage to the covering materials.

Since the system is nearing the end of its useful service life, we recommend:

  • regularly monitoring its performance
  • budgeting for its eventual replacement
  • possibly hiring a roofing contractor for further evaluation

Missing Smoke Detector

Over 25% of the homes we inspect are reported to be missing smoke detectors. 

  • Nearly 60% of all fatal home fires are due to missing, inoperable, or malfunctioned smoke detectors
  • We generally recommend installing new smoke detectors when you move in to your new home
  • Test your smoke detectors regularly

Double Tapped Breaker

A double tapped breaker is two (or more) conductors connected to one terminal on the same circuit breaker.

  • When two wires are connected to the same breaker or terminal, the breaker could overheat
  • If the two wires are not fastened properly, arcing could result
  • A fire may also occur if your circuit breaker is double tapped

Request Inspection

Sample Report

Table of Contents

1. Definitions and Scope

2. Limitations, Exceptions & Exclusions

3. Standards of Practice

3.1.   Roof

3.2.   Exterior

3.3.   Basement, Foundation, Crawlspace & Structure

3.4.   Heating

3.5.   Cooling

3.6.   Plumbing

3.7.   Electrical

3.8.   Fireplace

3.9.   Attic, Insulation & Ventilation

3.10. Doors, Windows & Interior

4. Glossary of Terms

1. Definitions and Scope

1.1.  A home inspection is a non-invasive, visual examination of the accessible areas of a residential property (as delineated below), performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector.  The scope of work may be modified by the Client and Inspector prior to the inspection process.

    • The home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions.
    • The home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection.

1.2.  A material defect is a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people.  The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect.

1.3.  Ahome inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector.  Inspection reports may include additional comments and recommendations.

2. Limitations, Exceptions & Exclusions

2.1. Limitations:

    • An inspection is not technically exhaustive.
    • An inspection will not identify concealed or latent defects.
    • An inspection will not deal with aesthetic concerns, or what could be deemed matters of taste, cosmetic defects, etc.
    • An inspection will not determine the suitability of the property for any use.
    • An inspection does not determine the market value of the property or its marketability.
    • An inspection does not determine the insurability of the property.
    • An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.
    • An inspection does not determine the life expectancy of the property or any components or systems therein.
    • An inspection does not include items not permanently installed.
    • This Standards of Practice applies to properties with four or fewer residential units and their attached garages and carports.

2.2. Exclusions:

I. The inspector is not required to determine:

      • property boundary lines or encroachments.
      • the condition of any component or system that is not readily accessible.
      • the service life expectancy of any component or system.
      • the size, capacity, BTU, performance or efficiency of any component or system.
      • the cause or reason of any condition.
      • the cause for the need of correction, repair or replacement of any system or component.
      • future conditions.
      • compliance with codes or regulations.
      • the presence of evidence of rodents, birds, bats, animals, insects, or other pests.
      • the presence of mold, mildew or fungus.
      • the presence of airborne hazards, including radon.
      • the air quality.
      • the existence of environmental hazards, including lead paint, asbestos or toxic drywall.
      • the existence of electromagnetic fields.
      • any hazardous waste conditions.
      • any manufacturers’ recalls or conformance with manufacturer installation, or any information included for consumer protection purposes.
      • acoustical properties.
      • correction, replacement or repair cost estimates.
      • estimates of the cost to operate any given system.

II. The inspector is not required to operate:

      • any system that is shut down.
      • any system that does not function properly.
      • or evaluate low-voltage electrical systems, such as, but not limited to:
        1. phone lines;
        2. cable lines;
        3. satellite dishes;
        4. antennae;
        5. lights; or
        6. remote controls.
      • any system that does not turn on with the use of normal operating controls.
      • any shut-off valves or manual stop valves.
      • any electrical disconnect or over-current protection devices.
      • any alarm systems.
      • moisture meters, gas detectors or similar equipment.

III. The inspector is not required to:

      • move any personal items or other obstructions, such as, but not limited to:  throw rugs, carpeting, wall coverings, furniture, ceiling tiles, window coverings, equipment, plants, ice, debris, snow, water, dirt, pets, or anything else that might restrict the visual inspection.
      • dismantle, open or uncover any system or component.
      • enter or access any area that may, in the inspector’s opinion, be unsafe.
      • enter crawlspaces or other areas that may be unsafe or not readily accessible.
      • inspect underground items, such as, but not limited to: lawn-irrigation systems, or underground storage tanks (or indications of their presence), whether abandoned or actively used.
      • do anything that may, in the inspector’s opinion, be unsafe or dangerous to him/herself or others, or damage property, such as, but not limited to:  walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets.
      • inspect decorative items.
      • inspect common elements or areas in multi-unit housing.
      • inspect intercoms, speaker systems or security systems.
      • offer guarantees or warranties.
      • offer or perform any engineering services.
      • offer or perform any trade or professional service other than a home inspection.
      • research the history of the property, or report on its potential for alteration, modification, extendibility or suitability for a specific or proposed use for occupancy.
      • determine the age of construction or installation of any system, structure or component of a building, or differentiate between original construction and subsequent additions, improvements, renovations or replacements.
      • determine the insurability of a property.
      • perform or offer Phase 1 or environmental audits.
      • inspect any system or component that is not included in these Standards.

3. Standards of Practice

3.1. Roof

I. The inspector shall inspect from ground level or the eaves:

      • the roof-covering materials;
      • the gutters;
      • the downspouts;
      • the vents, flashing, skylights, chimney, and other roof penetrations; and
      • the general structure of the roof from the readily accessible panels, doors or stairs.

II. The inspector shall describe:

      • the type of roof-covering materials.

III. The inspector shall report as in need of correction:

      • observed indications of active roof leaks.

IV. The inspector is not required to:

      • walk on any roof surface.
      • predict the service life expectancy.
      • inspect underground downspout diverter drainage pipes.
      • remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.
      • move insulation.
      • inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments.
      • walk on any roof areas that appear, in the inspector’s opinion, to be unsafe.
      • walk on any roof areas if doing so might, in the inspector’s opinion, cause damage.
      • perform a water test.
      • warrant or certify the roof.
      • confirm proper fastening or installation of any roof-covering material.

3.2. Exterior

I. The inspector shall inspect:

      • the exterior wall-covering materials;
      • the eaves, soffits and fascia;
      • a representative number of windows;
      • all exterior doors;
      • flashing and trim;
      • adjacent walkways and driveways;
      • stairs, steps, stoops, stairways and ramps;
      • porches, patios, decks, balconies and carports;
      • railings, guards and handrails; and
      • vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion.

II. The inspector shall describe:

      • the type of exterior wall-covering materials.

III. The inspector shall report as in need of correction:

      • any improper spacing between intermediate balusters, spindles and rails.

IV. The inspector is not required to:

      • inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.
      • inspect items that are not visible or readily accessible from the ground, including window and door flashing.
      • inspect or identify geological, geotechnical, hydrological or soil conditions.
      • inspect recreational facilities or playground equipment.
      • inspect seawalls, breakwalls or docks.
      • inspect erosion-control or earth-stabilization measures.
      • inspect for safety-type glass.
      • inspect underground utilities.
      • inspect underground items.
      • inspect wells or springs.
      • inspect solar, wind or geothermal systems.
      • inspect swimming pools or spas.
      • inspect wastewater treatment systems, septic systems or cesspools.
      • inspect irrigation or sprinkler systems.
      • inspect drainfields or dry wells.
      • determine the integrity of multiple-pane window glazing or thermal window seals.

3.3. Basement, Foundation, Crawlspace & Structure

I. The inspector shall inspect:

      • the foundation;
      • the basement;
      • the crawlspace; and
      • structural components.

II. The inspector shall describe:

      • the type of foundation; and
      • the location of the access to the under-floor space.

III. The inspector shall report as in need of correction:

      • observed indications of wood in contact with or near soil;
      • observed indications of active water penetration;
      • observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and
      • any observed cutting, notching and boring of framing members that may, in the inspector’s opinion, present a structural or safety concern.

IV. The inspector is not required to:

      • enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself.
      • move stored items or debris.
      • operate sump pumps with inaccessible floats.
      • identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems.
      • provide any engineering or architectural service.
      • report on the adequacy of any structural system or component.

3.4. Heating

I. The inspector shall inspect:

      • the heating system, using normal operating controls.

II. The inspector shall describe:

      • the location of the thermostat for the heating system;
      • the energy source; and
      • the heating method.

III. The inspector shall report as in need of correction:

      • any heating system that did not operate; and
      • if the heating system was deemed inaccessible.

IV. The inspector is not required to:

      • inspect, measure, or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, makeup air, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems.
      • inspect fuel tanks or underground or concealed fuel supply systems.
      • determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system.
      • light or ignite pilot flames.
      • activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment.
      • override electronic thermostats.
      • evaluate fuel quality.
      • verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.
      • measure or calculate the air for combustion, ventilation, or dilution of flue gases for appliances.

3.5. Cooling

I. The inspector shall inspect:

      • the cooling system, using normal operating controls.

II. The inspector shall describe:

      • the location of the thermostat for the cooling system; and
      • the cooling method.

III. The inspector shall report as in need of correction:

      • any cooling system that did not operate; and
      • if the cooling system was deemed inaccessible.

IV. The inspector is not required to:

      • determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.
      • inspect portable window units, through-wall units, or electronic air filters.
      • operate equipment or systems if the exterior temperature is below 65° Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment.
      • inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks.
      • examine electrical current, coolant fluids or gases, or coolant leakage.

3.6. Plumbing

I. The inspector shall inspect:

      • the main water supply shut-off valve;
      • the main fuel supply shut-off valve;
      • the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing;
      • interior water supply, including all fixtures and faucets, by running the water;
      • all toilets for proper operation by flushing;
      • all sinks, tubs and showers for functional drainage;
      • the drain, waste and vent system; and
      • drainage sump pumps with accessible floats.

II. The inspector shall describe:

      • whether the water supply is public or private based upon observed evidence;
      • the location of the main water supply shut-off valve;
      • the location of the main fuel supply shut-off valve;
      • the location of any observed fuel-storage system; and
      • the capacity of the water heating equipment, if labeled.

III. The inspector shall report as in need of correction:

      • deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
      • deficiencies in the installation of hot and cold water faucets;
      • active plumbing water leaks that were observed during the inspection; and
      • toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate.

IV. The inspector is not required to:

      • light or ignite pilot flames.
      • measure the capacity, temperature, age, life expectancy or adequacy of the water heater.
      • inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems.
      • determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply.
      • determine the water quality, potability or reliability of the water supply or source.
      • open sealed plumbing access panels.
      • inspect clothes washing machines or their connections.
      • operate any valve.
      • test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection.
      • evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping.
      • determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices.
      • determine whether there are sufficient cleanouts for effective cleaning of drains.
      • evaluate fuel storage tanks or supply systems.
      • inspect wastewater treatment systems.
      • inspect water treatment systems or water filters.
      • inspect water storage tanks, pressure pumps, or bladder tanks.
      • evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements.
      • evaluate or determine the adequacy of combustion air.
      • test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves.
      • examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation.
      • determine the existence or condition of polybutylene, polyethylene, or similar plastic piping.
      • inspect or test for gas or fuel leaks, or indications thereof.

3.7. Electrical

I. The inspector shall inspect:

      • the service drop;
      • the overhead service conductors and attachment point;
      • the service head, gooseneck and drip loops;
      • the service mast, service conduit and raceway;
      • the electric meter and base;
      • service-entrance conductors;
      • the main service disconnect;
      • panelboards and over-current protection devices (circuit breakers and fuses);
      • service grounding and bonding;
      • a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible;
      • all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and
      • for the presence of smoke and carbon-monoxide detectors.

II. The inspector shall describe:

      • the main service disconnect’s amperage rating, if labeled; and
      • the type of wiring observed.

III. The inspector shall report as in need of correction:

      • deficiencies in the integrity of the service-entrance conductors’ insulation, drip loop, and vertical clearances from grade and roofs;
      • any unused circuit-breaker panel opening that was not filled;
      • the presence of solid conductor aluminum branch-circuit wiring, if readily visible;
      • any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and
      • the absence of smoke and/or carbon monoxide detectors.

IV. The inspector is not required to:

      • insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.
      • operate electrical systems that are shut down.
      • remove panelboard cabinet covers or dead fronts.
      • operate or re-set over-current protection devices or overload devices.
      • operate or test smoke or carbon-monoxide detectors or alarms.
      • inspect, operate or test any security, fire or alarm systems or components, or other warning or signaling systems.
      • measure or determine the amperage or voltage of the main service equipment, if not visibly labeled.
      • inspect ancillary wiring or remote-control devices.
      • activate any electrical systems or branch circuits that are not energized.
      • inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices.
      • verify the service ground.
      • inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility.
      • inspect spark or lightning arrestors.
      • inspect or test de-icing equipment.
      • conduct voltage-drop calculations.
      • determine the accuracy of labeling.
      • inspect exterior lighting.

3.8. Fireplace  

I. The inspector shall inspect:

      • readily accessible and visible portions of the fireplaces and chimneys;
      • lintels above the fireplace openings;
      • damper doors by opening and closing them, if readily accessible and manually operable; and
      • cleanout doors and frames.

II. The inspector shall describe:

      • the type of fireplace.

III. The inspector shall report as in need of correction:

      • evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;
      • manually operated dampers that did not open and close;
      • the lack of a smoke detector in the same room as the fireplace;
      • the lack of a carbon-monoxide detector in the same room as the fireplace; and
      • cleanouts not made of metal, pre-cast cement, or other non-combustible material.

IV. The inspector is not required to:

      • inspect the flue or vent system.
      • inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.
      • determine the need for a chimney sweep.
      • operate gas fireplace inserts.
      • light pilot flames.
      • determine the appropriateness of any installation.
      • inspect automatic fuel-fed devices.
      • inspect combustion and/or make-up air devices.
      • inspect heat-distribution assists, whether gravity-controlled or fan-assisted.
      • ignite or extinguish fires.
      • determine the adequacy of drafts or draft characteristics.
      • move fireplace inserts, stoves or firebox contents.
      • perform a smoke test.
      • dismantle or remove any component.
      • perform a National Fire Protection Association (NFPA)-style inspection.
      • perform a Phase I fireplace and chimney inspection.

3.9. Attic, Insulation & Ventilation

I. The inspector shall inspect:

      • insulation in unfinished spaces, including attics, crawlspaces and foundation areas;
      • ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and
      • mechanical exhaust systems in the kitchen, bathrooms and laundry area.

II. The inspector shall describe:

      • the type of insulation observed; and
      • the approximate average depth of insulation observed at the unfinished attic floor area or roof structure.

III. The inspector shall report as in need of correction:

      • the general absence of insulation or ventilation in unfinished spaces.

IV. The inspector is not required to:

      • enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector’s opinion, pose a safety hazard.
      • move, touch or disturb insulation.
      • move, touch or disturb vapor retarders.
      • break or otherwise damage the surface finish or weather seal on or around access panels or covers.
      • identify the composition or R-value of insulation material.
      • activate thermostatically operated fans.
      • determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring.
      • determine the adequacy of ventilation.

3.10. Doors, Windows & Interior

I. The inspector shall inspect:

      • a representative number of doors and windows by opening and closing them;
      • floors, walls and ceilings;
      • stairs, steps, landings, stairways and ramps;
      • railings, guards and handrails; and
      • garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.

II. The inspector shall describe:

      • a garage vehicle door as manually-operated or installed with a garage door opener.

III. The inspector shall report as in need of correction:

      • improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings;
      • photo-electric safety sensors that did not operate properly; and
      • any window that was obviously fogged or displayed other evidence of broken seals.

IV. The inspector is not required to:

      • inspect paint, wallpaper, window treatments or finish treatments.
      • inspect floor coverings or carpeting.
      • inspect central vacuum systems.
      • inspect for safety glazing.
      • inspect security systems or components.
      • evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures.
      • move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure.
      • move suspended-ceiling tiles.
      • inspect or move any household appliances.
      • inspect or operate equipment housed in the garage, except as otherwise noted.
      • verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door.
      • operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards.
      • operate any system, appliance or component that requires the use of special keys, codes, combinations or devices.
      • operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights.
      • inspect microwave ovens or test leakage from microwave ovens.
      • operate or examine any sauna, steam-generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices.
      • inspect elevators.
      • inspect remote controls.
      • inspect appliances.
      • inspect items not permanently installed.
      • discover firewall compromises.
      • inspect pools, spas or fountains.
      • determine the adequacy of whirlpool or spa jets, water force, or bubble effects.
      • determine the structural integrity or leakage of pools or spas.

4. Glossary of Terms

    • accessible:  In the opinion of the inspector, can be approached or entered safely, without difficulty, fear or danger.
    • activate:  To turn on, supply power, or enable systems, equipment or devices to become active by normal operating controls. Examples include turning on the gas or water supply valves to the fixtures and appliances, and activating electrical breakers or fuses.
    • adversely affect:  To constitute, or potentially constitute, a negative or destructive impact.
    • alarm system:  Warning devices, installed or freestanding, including, but not limited to: carbon-monoxide detectors, flue gas and other spillage detectors, security equipment, ejector pumps, and smoke alarms.
    • appliance:  A household device operated by the use of electricity or gas. Not included in this definition are components covered under central heating, central cooling or plumbing.
    • architectural service:  Any practice involving the art and science of building design for construction of any structure or grouping of structures, and the use of space within and surrounding the structures or the design, design development, preparation of construction contract documents, and administration of the construction contract.
    • component:  A permanently installed or attached fixture, element or part of a system.
    • condition:  The visible and conspicuous state of being of an object.
    • correction:  Something that is substituted or proposed for what is incorrect, deficient, unsafe, or a defect.
    • cosmetic defect:  An irregularity or imperfection in something, which could be corrected, but is not required.
    • crawlspace:  The area within the confines of the foundation and between the ground and the underside of the lowest floor’s structural component.
    • decorative:  Ornamental; not required for the operation of essential systems or components of a home.
    • describe:  To report in writing a system or component by its type or other observed characteristics in order to distinguish it from other components used for the same purpose.
    • determine:  To arrive at an opinion or conclusion pursuant to examination.
    • dismantle:  To open, take apart or remove any component, device or piece that would not typically be opened, taken apart or removed by an ordinary occupant.
    • engineering service:  Any professional service or creative work requiring engineering education, training and experience, and the application of special knowledge of the mathematical, physical and engineering sciences to such professional service or creative work as consultation, investigation, evaluation, planning, design and supervision of construction for the purpose of assuring compliance with the specifications and design, in conjunction with structures, buildings, machines, equipment, works and/or processes.
    • enter:  To go into an area to observe visible components.
    • evaluate:  To assess the systems, structures and/or components of a property.
    • evidence:  That which tends to prove or disprove something; something that makes plain or clear; grounds for belief; proof.
    • examine:  To visually look (see inspect).
    • foundation:  The base upon which the structure or wall rests, usually masonry, concrete or stone, and generally partially underground.
    • function:  The action for which an item, component or system is specially fitted or used, or for which an item, component or system exists; to be in action or perform a task.
    • functional:  Performing, or able to perform, a function.
    • functional defect:  A lack of or an abnormality in something that is necessary for normal and proper functioning and operation, and, therefore, requires further evaluation and correction.
    • general home inspection:  See “home inspection.”
    • home inspection:  The process by which an inspector visually examines the readily accessible systems and components of a home and operates those systems and components utilizing this Standards of Practice as a guideline.
    • household appliances:  Kitchen and laundry appliances, room air conditioners, and similar appliances.
    • identify:  To notice and report.
    • indication:  That which serves to point out, show, or make known the present existence of something under certain conditions.
    • inspect:  To examine readily accessible systems and components safely, using normal operating controls, and accessing readily accessible areas, in accordance with this Standards of Practice.
    • inspected property:  The readily accessible areas of the buildings, site, items, components and systems included in the inspection.
    • inspection report:  A written communication (possibly including images) of any material defects observed during the inspection.
    • inspector:  One who performs a real estate inspection.
    • installed:  Attached or connected such that the installed item requires a tool for removal.
    • material defect:  A specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people.  The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect.
    • normal operating controls:  Describes the method by which certain devices (such as thermostats) can be operated by ordinary occupants, as they require no specialized skill or knowledge.
    • observe:  To visually notice.
    • operate:  To cause systems to function or turn on with normal operating controls.
    • readily accessible:  A system or component that, in the judgment of the inspector, is capable of being safely observed without the removal of obstacles, detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain access.
    • recreational facilities:  Spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment and athletic facilities.
    • report (verb form): To express, communicate or provide information in writing; give a written account of.  (See also inspection report.)
    • representative number:  A number sufficient to serve as a typical or characteristic example of the item(s) inspected.
    • residential property:  Four or fewer residential units.
    • residential unit:  A home; a single unit providing complete and independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation.
    • safety glazing:  Tempered glass, laminated glass, or rigid plastic.
    • shut down:  Turned off, unplugged, inactive, not in service, not operational, etc.
    • structural component:  A component that supports non-variable forces or weights (dead loads) and variable forces or weights (live loads).
    • system:  An assembly of various components which function as a whole.
    • technically exhaustive:  A comprehensive and detailed examination beyond the scope of a real estate home inspection that would involve or include, but would not be limited to:  dismantling, specialized knowledge or training, special equipment, measurements, calculations, testing, research, analysis, or other means.
    • unsafe:  In the inspector’s opinion, a condition of an area, system, component or procedure that is judged to be a significant risk of injury during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation, or a change in accepted residential construction standards.
    • verify:  To confirm or substantiate.