Home Inspection 101
The purpose of this course is to educate anyone considering the purchase of an inspection as to the scope and intent of a Home Inspection in Arkansas. All real estate inspections of homes or multi-family domiciles of four or less units are governed and regulated by an agency of the State of Arkansas. The Arkansas Home Inspector Registration Board is the agency that was created by the action of the 84th General Assembly in 2003 with the passage of Act 1328. This agency is charged to administer and enforce the laws that govern the activities of people performing fee-paid Home Inspections within the state. The Standards of Practice and Code of Ethics of The American Society of Home Inspectors (ASHI) were adopted and are to be adhered to by anyone performing Home Inspections.
The PURPOSE of a Home Inspection is to help buyers and sellers make real estate transaction decisions based on accurate and objective information.
The INTENT of a written Inspection Report is to provide the client with objective information regarding the condition of the systems and components of the home as inspected at the time of the home inspection.
A HOME INSPECTION INCLUDES:A visual, non-destructive assessment of the major systems and components of a home.
- Structural components
- Wall structure
- Plumbing
- Foundation
- Ceiling structure
- Electrical
- Floor structure
- Roof structure
- Heating & Cooling
In order to provide such wide ranging and encompassing investigations, the inspectors of Mobley Home Inspections call upon their extensive course work and experience. Our professional inspectors have developed high skill levels and competency over a broad range of topics in order to accurately report the condition of the systems and components in your home.
Your home inspector can be thought of as a generalist rather than a specialist. This is similar to your family doctor or general practitioner. Your Family Practice Doctor has a very large and broad understanding of a great many subjects, but he or she is not an expert in all areas. Just as your family doctor will refer you to a specialist when conditions warrant, so, too, will we recommend a building specialist when conditions warrant. Mobley Home Inspections is licensed to perform home inspections. We are proficient in all the areas included in your inspection; however we are not an expert in all areas. We do not hold a plumbers', electricians', or an HVAC license, etcetera.
This leads to several conditions that limit a home inspection. A home inspection is limited to what is observable and to conclusions that are derived from observable data and the operation of the normal home’s operator controls. Home Inspectors do not dismantle equipment or determine adequacy of any system or component.
What is included in a HOME INSPECTION?
A Home inspection is a visual, non-destructive examination of the systems and components of a building using the normal home’s operating controls and opening readily openable access panels.The Inspection of the EXTERIOR:
- siding, flashing and trim, all exterior doors, attached or adjacent decks, balconies
- stoops, steps, porches, and their associated railings
- eaves, soffits, and fascias where accessible from the ground level
- vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building
- adjacent or entryway walkways, patios, and driveways
- roofing materials, roof drainage systems, flashing, skylights, chimneys, and roof penetrations
- interior water supply and distribution systems including all fixtures and faucets
- drain, waste, and vent systems including all fixtures
- water heating equipment and hot water supply system
- vent systems, flues, chimneys, fuel storage, fuel distribution systems
- drainage sumps, sump pumps, and related piping
- water supply, drain, waste, and vent piping materials
- water heating equipment including energy source(s)
- location of main water and fuel shut-off valves
- service drop, service entrance conductors, cables, and raceways
- service equipment and main disconnects, service grounding
- interior components of service panels and sub panels, conductors
- overcurrent protection devices, a representative number of installed lighting fixtures, switches, and receptacles
- ground fault circuit interrupters
- amperage and voltage rating of the service
- location of main disconnect(s) and sub panels
- presence of solid conductor aluminum branch circuit wiring
- presence or absence of smoke detectors, wiring methods
- readily openable access panels
- installed heating and cooling equipment
- vent systems, flues, and chimneys
- central and through-wall equipment, distribution systems
- energy source(s), heating systems, and cooling systems
- walls, ceilings, and floors, steps, stairways, and railings
- countertops and a representative number of installed cabinets
- a representative number of doors and windows
- garage doors and garage door operators
- insulation and vapor retarders in unfinished spaces
- ventilation of attics and foundation areas, mechanical ventilation systems
- insulation and vapor retarders in unfinished spaces
- absence of insulation in unfinished spaces at conditioned surfaces
- system components
- chimney and vents
- fireplaces and solid fuel burning appliances, chimneys and vents
What is excluded from a HOME INSPECTION?
A home inspection does not cover nonstructural, cosmetic, or decorative portions of the home. Nor is it to provide any engineering or architectural services or analysis, or to offer an opinion as to the adequacy of any structural system or component. Home inspections are not technically exhaustive. Home inspections do not identify any concealed conditions, latent defects, or consequential damage(s).
Common items that are excluded from home inspections include:- screening, shutters, awnings, and similar seasonal accessories
- fences, geological and/or soil conditions
- recreational facilities, spas, saunas, steam baths, swimming pools
- exercise, entertainment, athletic, playground or other similar equipment, and associated accessories
- outbuildings other than garages and carports
- seawalls, break-walls, docks, erosion control and earth stabilization measures
- antennae, interiors of flues or chimneys that are not readily accessible, installed accessories on roof
- clothes washing machine connections, wells, well pumps, or water storage related equipment
- water conditioning systems, solar water heating systems
- fire and lawn sprinkler systems, private waste disposal systems
- heat exchangers, humidifiers or dehumidifiers, electronic air filters
- remote control devices, alarm systems and components, low voltage wiring systems and components
- ancillary wiring systems and components not a part of the primary electrical power distribution system
- paint, wallpaper, and other finish treatments, carpeting
- window treatments, central vacuum systems, household appliances, window air conditioning units
- underground items including, but not limited to, underground storage tanks or other underground indications of their presence, whether abandoned or active
- items that are not installed, or installed decorative items
- whether water supply and waste disposal systems are public or private
- water supply quantity or quality
- amperage, voltage, impedance
- heat or cooling supply adequacy or distribution balance
- conditions of systems or components that are not readily accessible
- remaining life expectancy of any system or component
- strength, adequacy, effectiveness, or efficiency of any system or component
- causes of any condition or deficiency
- methods, materials, or costs of corrections
- future conditions including, but not limited to, failure of systems and components
- suitability of the property for any specialized use
- presence of potentially hazardous plants or animals including, but not limited to, wood destroying organisms or diseases harmful to humans including molds or mold-like substances
- presence of any environmental hazards including, but not limited to, toxins, carcinogens, noise, and contaminants in soil, water, and air
- any system or component that is shut down or otherwise inoperable
- any system or component that does not respond to normal operating controls
- shut-off valves or manual stop valves, or automatic safety controls
- Enter any area that will, in the opinion of the inspector, likely be dangerous to the Inspector or other persons or damage the property or its systems or components, such as under-floor crawl spaces or attics that are not readily accessible.
- Move any personal property, furniture, equipment, plants, soil, snow, ice, or debris.
- Dismantle any system or component, except as explicitly required by the Standards of Practice. To dismantle is to take apart or remove any component, device, or piece of equipment that would not be taken apart or removed by a homeowner in the course of normal maintenance.
- Inspect any portion of the structure that is not readily accessible. Readily accessible means an area is available for visual inspection without requiring moving of personal property, or dismantling property, or destructive measures, or any action that will likely involve risk to persons or property; for example, a readily openable access panel is a panel provided for homeowner inspection and maintenance that is readily accessible, within normal reach, can be removed by one person, and is not sealed in place.