Reports are the result of visual inspection in accessible and observable areas at the time of the visual inspection. Select from the following:

Site Characteristics
Structure
Basement/Crawl Space Water Entry
Ventilation
Heating
Central Air Conditioning
Energy Efficiency
Plumbing Systems
Electrical
Interior
Exterior
Roofing
Chimneys
Safety
Environmental
Related Structures / Components/Facilities

Site Characteristics

1. The engineer will observe, report and evaluate on-site characteristics as follows:
   1. Surface drainage characteristics as it relates to the structure.
   2. Condition of walkways and exterior stairways.
   3. Condition of driveways and other paved or masonry areas.
   4. The engineer is not required to examine/report on: retaining walls, sea walls, waterfront bulkheads, docks and piers. These and other items not included as part of the building inspection can be inspected by special agreement.
   5. Landscaping, trees and shrubs.

Structure

1. The engineer will observe, report and evaluate structure and structural adequacy as follows:
   1. Visible foundation components.
   2. Visible floor framing.
   3. Visible roof framing.
   4. Structural performance based on visual, detectable movement.
   5. Structural soundness and adequacy based on visual inspection.
   6. Visible evidence of significant rot, wood-boring insect damage, or other forms of structural deterioration which would have an impact on the overall structural soundness and structural integrity of the building.
   7. Visible evidence of structural distress or structural damage such as leaning walls, sagging beams or joist, unbraced trusses, damaged framing, fire damage, etc.
   8. Visible evidence of failure or deterioration of the foundation system such as severe cracking, inward movement, frost heave, etc.

2. The engineer is not required to:

   1. Enter crawl spaces or attic spaces where access opening is less than 18"x24".
   2. Enter spaces where headroom is less than 30".
   3. Enter spaces where entry is obstructed.
   4. Enter spaces where adverse or dangerous situations are suspected.
   5. Enter spaces where entry may cause property damage.

Basement/Crawl Space Water Entry

1. Engineer will observe, report and evaluate basement/crawl space water entry as follows:
   1. Evidence of water entry into the crawl space or basement.
   2. Water control systems such as sumps, sump pumps, drains.
   3. Proper discharge of mechanical water control systems.
   4. Obstructions to proper operation.
   5. Roof rain water runoff system including gutters, downspouts, extensions or splash blocks, as it relates to possible crawl space/basement water entry.
   6. Relevance of exterior surface drainage to basement! crawl space water ingress.
   7. All conditions which would restrict the engineer's ability to examine the presence of water entry.

2. The engineer will test:

   1. Water control systems, where possible, to confirm operation.

3. The engineer is not required to:

   1. Operate inactive mechanical components.
   2. Excavate subsurface drainage systems.

Ventilation

1. The engineer will observe, report and evaluate ventilation as follows:
   1. Basement/crawl space ventilation.
   2. Attic ventilation.
   3. Mechanical ventilation for kitchens and bathrooms.
   4. Laundry room ventilation.
   5. Evidence of condensation and other consequences of inadequate ventilation when visible using normal inspection techniques.

2. The engineer is not required to:

   1. Evaluate ventilation relative to code compliance (evaluation is for practical adequacy).
   2. Evaluate concealed ventilation systems.

Heating

1. The engineer will observe, report and evaluate all permanently installed primary and secondary heating systems as follows:
   1. Type of heat (steam, hot water, hot air, etc.)
   2. Type of fuel or energy used
   3. Type of heating unit (furnace, steel boiler, cast iron boiler), the manufacturer and the rated output capacity (BTUH) based on nameplate data
   4. Physical condition of the heating equipment
   5. Zoning/distribution
   6. Condition of visible components including piping, ducts, thermostats, exposed flues

2. The engineer will operate using operator controls:

   1. All heating equipment
   2. All accessories such as humidifier and/or electrostatic air cleaner

3. The engineer is not required to:

   1. Make heat loss calculations to determine adequacy of capacity
   2. Operate equipment when weather conditions or other circumstances may cause equipment damage
   3. Ignite solid fuel fires
   4. Ignite gas pilot lights
   5. Perform smoke or carbon monoxide tests on equipment
   6. Override automatic safety controls to activate the equipment

Central Air Conditioning

1. The engineer will observe, report and evaluate all permanently installed primary and secondary central air conditioning equipment as follows:
   1. Cooling and air handling equipment type
   2. Physical condition of the cooling equipment
   3. Zoning/distribution

2. The engineer will test using operator controls:

   1. All permanently installed equipment

3. The engineer is not required to:

   1. Test when weather conditions or other circumstances may cause equipment damage
   2. Test prior to unit being serviced after seasonal shutdown or when off-season equipment covers are in place
   3. Take pressure or temperature readings using gauges
   4. Make calculations to determine capacity

Energy Efficiency

1. The engineer will observe, report and evaluate energy efficiency as follows:
   1. The presence or absence of insulation in the crawl space, basement and attic and appropriate vapor barrier
   2. Presence or absence of storm windows
   3. Recommendations for reducing energy losses when appropriate

2. The engineer is not required to:

   1. Perform energy calculations
   2. Perform life cycle cost analysis

Plumbing Systems

1. The engineer will observe, report and evaluate plumbing systems as follows:
   1. Interior water supply distribution system including:
      1. Water supply and piping
      2. Fixtures and faucets
      3. Water pressure and water flow
      4. Evidence of leaks
      5. Presence of visible cross connections and backflow prevention devices
      6. Pipe insulation

   2. Interior drain, waste and vent system including:

      1. Traps, drains, waste, and vent piping, and piping supports
      2. Water pipe drainage
      3. Evidence of problems with wastewater systems

   3. Domestic hot water systems including:

      1. Heating equipment and energy source
      2. Automatic safety controls
      3. Chimney, flue and vents

   4. Fuel storage and distribution systems including:

      1. Interior fuel storage
      2. Leaks in above ground oil tanks and visible piping
      3. Condition of visible gas piping, gas metering and LPG gas systems

2. The engineer will test:

   1. All interior fixtures for adequacy of pressure where not connected to a household appliance
   2. All interior fixtures for adequacy of drainage
   3. All interior fixtures for presence or absence of leaks

3. The engineer is not required to:

   1. Test water pressure and water flow with the use of instruments or measurements
   2. Inspect or test underground septic tank

Electrical

1. The engineer will observe, report and evaluate electrical equipment as follows:
   1. Service entrance conductor
   2. Service equipment, grounding, main overcurrent device, main and distribution panels
   3. Amperage and voltage ratings
   4. Branch circuit overcurrent devices
   5. Ground Fault Circuit Interrupter (GFCI) devices
   6. Need for immediate or imminent repairs and/or upgrading
   7. Any observed aluminum or copper-clad aluminum branch circuit wiring

2. The engineer will test:

   1. Operation of a representative number of installed lighting fixtures, switches and receptacles located inside the house
   2. Operation of Ground Fault Circuit Interrupter (GFCI) devices

3. The engineer is not required to:

   1. Insert any tool, probe or testing device inside the panels
   2. Test or operate any overcurrent device
   3. Dismantle any electrical device or control other than to remove the cover of the main control panel
   4. Evaluate telephone, security, cable TV intercoms or other low voltage ancillary wiring which are not part of the primary electrical distribution system

Interior

1. The engineer will observe, report and evaluate interior components as follows:
   1. Walls, ceilings, and floors including tile work and trim
   2. Steps, stairways, balconies, and railings
   3. Cabinets and counters
   4. Representative number of windows and doors including hardware
   5. Separation walls, ceilings, and doors between a dwelling unit and an attached garage or adjoining dwelling unit

2. The engineer is not required to:

   1. Comment on aesthetics or design
   2. Comment on wear and tear

Exterior

1. The engineer will observe, report and evaluate exterior components as follows:
   1. Exterior wall coverings, flashings and trim
   2. Primary windows and doors
   3. Garage door operators including automatic reversing operation
   4. Decks, balconies, stoops, steps, areaways, and porches including railings
   5. Eaves, soffits and fascias

2. The engineer is not required to:

   1. Report on outbuildings unless included by separate agreement prior to the inspection

Roofing

1. The engineer will observe, report and evaluate roofing as follows:
   1. Roof surfacing
   2. Roof drainage systems
   3. Flashings
   4. Skylights, chimneys and roof penetrations
   5. Evidence of leaks, condensation
      
2. The engineer is not required to:
   1. Walk on the roofing but should describe the methods used to observe and evaluate the roofing components such as use of binoculars, ground observation, etc.

Chimneys

1. The engineer will observe, report and evaluate chimneys as follows:
   1. Chimney flue liners where visible from grade level
   2. Flue connections
   3. Structural integrity of chimney
   4. Configuration/location of chimneys
   5. Fireplace dampers
   6. Fireplaces

2. The engineer is not required to:

   1. Test combustion devices, such as fireplaces (lighting fireplace)
   2. Examine chimney from rooftop

Safety

1. The engineer will observe, report and evaluate:
   1. Condition and adequacy of handrails and guardrails
   2. Condition of stairways
   3. Glass vulnerable to human impact
   4. Smoke alarms
   5. Fire separation at chimneys and garages
   6. Solid fuel appliance installation (wood stove)

2. The engineer is not required to:

   1. Check code compliance
   2. Check ADA compliance

Environmental

1. The engineer will observe, report and evaluate:
   1. Presence of suspected asbestos containing materials (ACM)
   2. Evidence of underground storage tanks (UST)
   3. Evidence of urea formaldehyde foam insulation (UFFI)

2. The engineer is not required to:

1. Conduct comprehensive environmental scan
2. Report of suspected hazardous materials not noted above
3. Conduct tests for hazardous materials

Related Structures/Components/Facilities

1. The engineer is not required to inspect any of the following:
1. Solar heating systems
2. Geothermal systems
3. Outdoor barbecues
4. Saunas
5. Swimming pools
6. Tennis courts
7. Piers and docks
8. Boathouses
9. Waterfront bulkheading
10. Cabanas
11. Cottages/guesthouses
12. Private water supply
13. Private waste water analysis
14. Satellite dish systems
15. Any items not specifically included in this standard

  National Academy of    Building Inspection    Engineers, 2001

  National Society of    Professional    Engineers, 1993

  American Railway    Engineering    Association, 1985

  American Society of    Civil Engineers, 1981