COMMERCIAL STANDARDS OF PRACTICE Originally Adopted January 4, 2002 Revised April 3, 2007 — Effective July 1, 2007 Part I. Definitions and Scope These Standards of Practice provide guidelines for a commercial building inspection and define certain terms relating to these inspections. Italicized words in these Standards are defined in Part IV, Glossary of Terms. A. A commercial building inspection is a survey and basic operation of the systems and components of a building. The purpose of the inspection is to provide the Client with information regarding the general condition of the building(s). B. A commercial building inspection report identifies material deficiencies observed in the inspected building’s components and systems which, in the opinion of the Inspector, are not functioning as intended or are at the ends of their service lives. The report may be written or verbal or any other agreed upon format. C. Inspections performed in accordance with these Standards of Practice are not technically exhaustive and shall apply to the primary building(s). Part II. Standards of Practice A commercial building inspection includes the readily accessible systems and components or a representative number of multiple similar components listed in SECTIONS 1 through 8 subject to the limitations, exceptions, and exclusions in Part III. SECTION 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 materials SECTION 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. Determine whether a building is secure from unauthorized entry 3. Inspect fences or gates or operate automated door or gate openers or their safety devices 4. Use a ladder to inspect systems or components SECTION 3 – Roof Covering A. Items to be inspected: 1. Covering 2. Drainage 3. Flashings 4. Penetrations 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 SECTION 4 – Roof Framing A. Items to be inspected: 1. Framing 2. Ventilation 3. Insulation B. The Inspector is not required to: 1. Inspect suspended ceiling systems or remove suspended ceiling panels 2. Inspect mechanical attic ventilation systems or components 3. Determine the composition or energy rating of insulation materials SECTION 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 or 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 SECTION 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. Inspect high voltage systems or components 2. Operate circuit breakers or circuit interrupters 3. Remove covers from any electrical panel, equipment, or outlet 4. Inspect de-icing systems or components 5. Inspect private or emergency electrical supply systems or components SECTION 7 – Central Heating and Cooling A. Items to be inspected: 1. Central heating and cooling equipment 2. Energy source and connections 3. Combustion air and exhaust vent systems 4. Condensate drainage 5. Conditioned air distribution systems B. The Inspector is not required to: 1. Operate heating, cooling, or ventilation equipment 2. Inspect heat exchangers or electric heating elements 3. Inspect radiant, solar, hydronic, or geothermal systems or components 4. Inspect electronic air filtering or humidity control systems or components 5. Inspect or review any equipment printouts or displays 6. Determine volume, uniformity, temperature, airflow, balance, or leakage of any air distribution system SECTION 8 – Building Interior A. Items to be inspected: 1. Walls, ceilings, and floors 2. Doors and windows 3. Stairways, handrails, and guardrails B. The Inspector is not required to: 1. Inspect window or floor coverings 2. Operate or test smoke alarms or automated door safety devices 3. Determine adequacy of exiting 4. Use a ladder to inspect systems or components DOCUMENT INCLUDES 2 PAGES — PAGE 1 OF 2 rev:06.07 Part III. Limitations, Exceptions, and Exclusions A. The following are excluded from a commercial building 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 are specifically excluded by the Inspector 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. Signage 4. Deficiencies that fall within the scope of routine maintenance 5. Nonessential features of inspected appliances 6. Systems or components, or portions thereof, which are under ground, under water, or where the Inspector must come into contact with water 7. Determining compliance with manufacturers’ installation guidelines or specifications, building codes, accessibility standards, conservation or energy standards, regulations, ordinances, covenants, or other restrictions 8. Building ingress or egress, compliance with Americans with Disabilities Act or other accessibility standards, regulations, ordinances, covenants, or other restrictions 9. Determining adequacy, efficiency, suitability, quality, age, or remaining life of any building, system, or component, or marketability or advisability of purchase 10.Structural, architectural, geological, environmental, hydrological, land surveying, or soils-related examinations 11.Acoustical or other nuisance characteristics of any system or component of a building, complex, adjoining property, or neighborhood 12.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 13.Risks associated with events or conditions of nature including, but not limited to; geological, seismic, wildfire, and flood 14.Water testing any building, system, or component or determine leakage in shower pans, pools, spas, or any body of water 15.Determining the integrity of hermetic seals at multi-pane glazing 16.Differentiating between original construction or subsequent additions or modifications 17.Reviewing information from any third-party, including but not limited to; product defects, construction documents, and recalls or similar notices 18.Specifying repairs/replacement procedures or estimating cost to correct 19.Communication, computer, security, or low-voltage systems and remote, timer, sensor, or similarly controlled systems or components 20.Fire extinguishing and suppression systems and components or determining fire resistive qualities of materials or assemblies 21.Elevators, escalators, lifts, and dumbwaiters 22.Fireplaces and their chimneys 23.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 24.Operating shutoff valves or shutting down any system or component 25.Dismantling any system, structure, or component or removing access panels 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 unless agreed otherwise. 2. Include photographs in the written report or take photographs for Inspector’s reference. Part 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 Commercial Building: A structure other than a residential dwelling structure of one to four units or its primary parking structure. Refer to Part I, “Definitions and Scope”, Paragraph A 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 building inspection Device: A component designed to perform a particular task or function Equipment: An appliance, fixture, or device 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 High Voltage: Electrical energy 600 volts or more Inspect: Refer to Part I, “Definition and Scope”, Paragraph A Inspector: One who performs a commercial building 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 Representative Number: Example, an average of one component per area for multiple similar components such as windows, doors, and electrical outlets 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 commercial building inspection, which may require disassembly, specialized knowledge, special equipment, measuring, calculating, quantifying, testing, exploratory probing, research, or analysis THIS DOCUMENT HAS BEEN APPROVED BY THE CALIFORNIA REAL ESTATE INSPECTION ASSOCIATION (CREIASM). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY OR ADEQUACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. IF YOU DESIRE LEGAL ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL. USE OF THIS FORM DOES NOT GUARANTEE THAT THE USER IS A QUALIFIED INSPECTOR MEMBER OF CREIA. TO LOCATE A QUALIFIED CREIA INSPECTOR CALL 800/388-8443 OR VISIT WWW.CREIA.ORG © 2007 CREIASM All Rights Reserved. CREIA IS A PUBLIC- DOCUMENT INCLUDES 2 PAGES — PAGE 2 OF 2 BENEFIT, NONPROFIT ORGANIZATION. rev:06.07