STATE OF FLORIDA HOME INSPECTION STANDARDS OF PRACTICE:
61-30.801 Standards of Practice, General.
(1) Home inspections performed to these Standards of Practice are intended to provide the client with information regarding the overall condition of installed systems and components of the home based on observation of the visible and apparent condition of the structure and components at the time of the home inspection and to report on those systems and components inspected that, in the professional opinion of the inspector, are significantly deficient or at the end of their service lives. A home inspection does not include the prediction of future conditions.
(2) These standards shall not be construed as limiting the scope of the inspection process in those areas where the inspector is qualified and/or has special knowledge.
(3) The inspector shall inspect readily accessible, installed systems and components of homes listed in these
Standards of Practice by using normal operating controls and opening readily operable access panels. Where multiple instances of the same component exist, a representative number shall be inspected.
(4) The inspector shall inspect and report as required by Section 468.8323, F.S., when required by these standards, systems or components by their type and/or significant characteristics.
(5) If not self-evident to the client at the time of inspection, the inspector shall give a reason why, in his or her opinion, the system or component was reported as significantly deficient or near the end of its service life.
(6) The inspector shall make recommendations for correction and/or monitoring, or further evaluation of the
deficiencies that the inspector observed.
(7) These Standards of Practice do not limit inspectors from:
(a) Including other inspection services, in addition to those required by these Standards of Practice;
(b) Specifying repairs, provided the inspector is appropriately qualified;
(c) Excluding systems and components from the inspection if agreed upon in writing by the inspector and client.
Rule making Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13. 61-30.802 Standards of Practice,
Structure.
(1) Structural system and components include the following:
(a) Foundation;
(b) Floor structure;
(c) Wall structure;
(d) Ceiling structure;
(e) Roof structure;
(f) Posts;
(g) Beams;
(h) Columns;
(j) Joists;
(k) Rafters;
(l) Trusses;
(m) Other framing; and
(n) Ventilation of foundation areas.
(2) The inspector shall inspect all of the visible structural systems and components by probing structural components where deterioration is visible or suspected or where clear indications of possible deterioration exist. Probing is not required when, in the opinion of the inspector, probing would only further damage any area already identified as defective or where no deterioration is visible or presumed to exist.
(3) The inspector is not required to enter or traverse any under-floor crawl space or attic, if in the opinion of the inspector:
(a) An unsafe or unsanitary condition exists;
(b) Enter areas in which inadequate clearance exists to allow the inspector safe entry or traversing;
(c) The potential exists to cause damage to insulation, duct work, other components or stored items.
(4) The inspector is not required to provide any engineering or architectural services or offer an opinion as to the adequacy of any structural system or component.
Rule making Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13. 61-30.803 Standards of Practice, Electrical Systems.
(1) Electrical systems and components include the following:
(a) Service entrance conductors, drip loop, cables, and raceways;
(b) Main service equipment and main disconnects;
(c) Service grounding;
(d) Interior components of main service panels and sub panels;
(e) Conductors;
(f) Over current protection devices;
(g) Readily accessible installed lighting fixtures, switches, and receptacles;
(h) Ground fault circuit interrupters;
(i) Amperage and voltage rating of electrical service;
(j) Main disconnect(s);
(k) Methods or types of wiring;
(l) Smoke detectors;
(m) Carbon monoxide detectors;
(n) Arc fault circuit interrupters.
(2) The inspector shall inspect all of the visible and readily accessible electrical systems and components.
(3) The inspector is not required to inspect:
(a) Remote control devices;
(b) Security alarm systems and components;
(c) Low voltage wiring, systems and components, ancillary wiring and systems and components not a part of the primary electrical power distribution system;
(d) Generators, photovoltaic solar collectors or battery or electrical storage devices and associated equipment.
(4) The inspector is not required to:
(a) Measure amperage, voltage or impedance;
(b) Perform a load calculation;
(c) Insert any tool, probe, or device into any electrical component;
(d) Determine the accuracy of circuit labeling.
Rule making Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13. 61-30.804 Standards of Practice, HVAC Systems.
(1) HVAC systems and components include heating and air conditioning systems and components and HVAC
distribution systems and components.
(2) Heating and air conditioning systems and components.
(a) The heating and air conditioning (HVAC) systems and components include the following:
1. Installed heating equipment;
2. Fuel storage and fuel distribution systems;
3. Vent systems, flues, and chimneys;
4. Duct work and air distribution components;
5. Mechanical ventilation systems;
6. Heating system energy source(s);
7. Heating system capacity in BTUs or kilowatts.
(b) The inspector shall inspect all readily accessible heating and air conditioning systems and components.
(c) The inspector is not required to inspect:
1. Interiors of flues or chimneys which are not readily accessible;
2. Heat exchangers;
3. Humidifiers or dehumidifiers;
4. Electronic air filters, sanitizers, or UV lights;
5. Solar space heating systems;
6. Internal components such as coils and pans.
(3) HVAC distribution systems and components.
(a) The heating and air conditioning (HVAC) distribution systems and components include the following:
1. Energy source;
2. Cooling method by its distinguishing characteristics;
3. The presence of condensate over flow warning/shutoff devices.
(b) The inspector shall inspect readily accessible HVAC distribution systems.
(c) With regards to HVAC distribution systems, the inspector is not required to inspect:
1. Electronic air filters, sanitizers, or UV lights;
2. Humidistats;
3. Automatic HVAC zoned systems, dampers, controls, that are not readily accessible;
4. Removable window air conditioning systems.
(3) The inspector is not required to:
(a) Determine heat supply adequacy or distribution balance;
(b) Operate heat pump systems when ambient temperatures pose the potential for damage to the air conditioning system;
(c) Determine cooling supply adequacy, distribution balance or indoor air quality;
(d) Operate the air conditioning system when ambient temperatures pose the potential for damage to the air
conditioning system.
Rule making Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13. 61-30.805 Standards of Practice, Roof Covering.
(1) Roof covering systems and components include thefollowing:
(a) Roofing materials;
(b) Flashings;
(c) Skylights, chimneys, and roof penetrations;
(d) Roof drainage systems;
(e) Ventilation of attics; and
(f) Insulation of attics.
(2) The inspector shall inspect all of the visible and readily accessible roof covering systems and components.
(3) The inspector is not required to inspect:
(a) Components or systems that are not readily accessible;
(b) Antenna or other installed accessories;
(c) Interiors of flues or chimneys which are not readily accessible.
(4) The inspector is not required to walk on the roof surface when, in the opinion of the inspector, the following conditions exist:
(a) Roof slope is excessive to safely walk on;
(b) There is no safe access to the roof;
(c) Climatic conditions render the roof unsafe to walk on;
(d) Condition of the roofing material or roof decking renders the roof unsafe to walk on;
(e) Walking on the roof may cause damage to the roof covering materials; and
(f) Walking will place any liability or danger to the homeowner or other representatives involved in the home inspection process.
(5) The inspector is not required to disturb insulation.
Rule making Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13. 61-30.806 Standards of Practice,
Plumbing System.
(1) Plumbing systems and components include the following:
(a) Interior water supply piping and distribution systems including all fixtures, faucets, and components;
(b) Drain, waste and vent systems, including all plumbing fixtures;
(c) Plumbing related vent systems, flues, and chimneys;
(d) Drainage sumps, sump pumps, and related piping;
(e) Materials used for water supply, drain, waste, and vent piping;
(f) Water heating equipment including the energy source;
(g) Main water and main fuel shut-off valves.
(2) The inspector shall inspect all of the visible and readily accessible plumbing systems and components.
(3) The inspector is not required to inspect:
(a) Wells or water storage related equipment;
(b) Water conditioning systems;
(c) Solar water heating systems;
(d) Fire sprinkler systems;
(e) Private waste disposal systems;
(f) Irrigation system(s).
(4) The inspector is not required to:
(a) Test shower pans, tub and shower surround for leakage;
(b) Operate safety valves or shut-off valves;
(c) Determine whether water supply and waste disposal systems are public or private;
(d) Determine the quantity or quality of the water supply, or if the function flow at the time of the inspection or thereafter will meet the client’s needs.
Rule making Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13. 61-30.807 Standards of Practice, Interior Components.
(1) The interior components that shall be inspected include the following:
(a) Interior walls, ceilings, and floors;
(b) Steps, stairways, and railings;
(c) Counter tops and representative number of installed cabinets;
(d) Garage doors;
(e) Interior and exterior doors and windows and their operating locks and latches or other opening mechanisms;
(f) Insulation and vapor retarders in unfinished spaces;
(g) Fireplaces and solid fuel burning appliances;
(h) Vent systems, flues, and chimneys;
(i) Household appliances.
(2) The inspector shall inspect all of the visible and readily accessible interior components. When inspecting doors and windows, the inspector may inspect a representative number of doors and windows. The inspector shall inspect household appliances for normal operation–using normal operating controls to activate a primary function.
Inspectors will not operate systems or appliances with owners’ belongings, or if there is a risk to the property being inspected.
Inspectors will first review the system to be operated and use professional judgment as to whether it is safe to operate using normal operating controls and report accordingly.
(3) The inspector is not required to inspect:
(a) Paint, wallpaper, window treatments, and other specialty finish treatments;
(b) Carpeting;
(c) Window treatments;
(d) Central vacuum systems;
(e) Recreational facilities;
(f) Fire screens and doors, if not permanently attached;
(g) Seals and gaskets on fireplaces;
(h) Automatic fuel feed devices;
(i) Mantles and fireplace surrounds;
(j) Combustion make-up air devices;
(k) Heat distribution assists whether gravity controlled or fan assisted in fireplaces.
(4) The inspector is not required to:
(a) Open or operate any windows or doors and access covers that are permanently or temporarily secured by
mechanical means, are painted shut, or are blocked by stored items or furniture;
(b) Ignite or extinguish fires;
(c) Light gas fireplaces or heaters, or other unlit pilot light devices;
(d) Determine draft characteristics for fireplaces and chimneys;
(e) Move fireplace inserts or stoves or firebox contents;
(f) Disturb insulation;
(g) Activate any system or appliance that is shut down, disconnected, or otherwise rendered inoperable;
(h) Operate or evaluate any system, component or appliance that does not respond to normal user controls;
(i) Operate any gas appliance that requires the manual lighting of a pilot light or burner device;
(j) Operate any system, appliance or feature that requires the use of special codes, keys, combinations, or
devices or where user manual reference is required;
(k) Operate any system, component, or appliance where in the opinion of the inspector, damage may occur;
(l) Determine thermostat(s) calibration, adequacy of heating elements, operate or evaluate self cleaning cycles, door seals, indicator lights, timers, clocks or timed features, defrost cycles or frost free features, or other specialist features as it applies to the appliance device;
(m) Determine leakage from microwaves ovens;
(n) Determine the presence or operation of back draft damper devices in exhaust devices;
(o) Move any appliance;
(p) Confirm operation of every control or feature of a system or appliance.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History-New 10-22-13.
61-30.810 Standards of Practice, Exterior Components.
(1) Exterior systems and components include the following:
(a) Exterior wall cladding/siding, flashing and trim;
(b) All exterior doors;
(c) Attached decks, balconies, stoops, steps, porches, and their associated railings;
(d) Eaves, soffits and fascias where accessible from the ground level;
(e) Walkways, patios, and driveways leading to the dwelling entrances;
(f) Garages and carports.
(2) The inspector shall inspect all of the visible and readily accessible exterior systems and components.
(3) The inspector is not required to inspect:
(a) Window and door screening, shutters, awnings, and similar seasonal or protective accessories and devices;
(b) Fences;
(c)Recreational facilities;
(d) Outbuildings, with the exception of garages and carports;
(e) Swimming pools, seawalls, break-walls, boat lifts and/or docks.
(4) The inspector is not required to move furniture, appliances, lawn and garden equipment, tools, stored items, wall decorations, floor covering, clothing or any items that block the view and access to components or structures.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History-New 10-22-13

.61-30.811 Standards of Practice,
Site Conditions that Affect the Structure.
(1)Site conditions that affect the structure include the following:
(a)Vegetation;
(b) Grading;
(c)Surface drainage; and
(d)Retaining walls on the property when any of these are likely to adversely affect the structure.
(2) The inspector shall inspect all of the visible and readily accessible site conditions that affect the structure.
(3) The inspector is not required to inspect:
(a) Geological, geotechnical or hydrological site conditions;
(b) Erosion control and earth stabilization measures.
Rulemaking

As a proud member and Registered Professional Inspector (RPI) of the Florida Association of Building Inspectors (FABI), we now inspect in accordance with the higher standards of the FABI Standards of Practice (SOP) which can be found here: 

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OFFICE (239) 300-8628

Inspectors cell(239) 339-7380

Before the Inspection

Sellers and homeowners, we would like to thank you for allowing us the opportunity to inspect your home. We value your privacy and property, and every measure will be taken to leave your property and belongings in the condition it was prior to the inspection. Below are a few suggestions to help the inspection process go smoothly with minimal disruption to your home. We value your pets safety and encourage pets to be removed or contained during the inspection to prevent possible safety hazards and the possibility of unintended escape during the inspection.

Clients please be sure to read the " State of Florida Standards of Practice" below, to better understand what to expect from the inspection. A home inspection is a visual only observation of items which are accessible and visible at the time of the inspection.The inspection is a snapshot in time and conditions change. Items such as furniture, stored boxes, clothes, area carpets, etc, can obstruct areas from being inspected, and the inspector is not responsible for these unseen areas.

Buyers, please ask your agent or the seller to make sure that all utilities are turned on prior to the time of inspection, electric, water, and gas are all major components of the home inspection. Return trips to re-inspect will encounter additional charges.

Please ask your agent or seller to make sure all attic and crawlspace access points are cleared of stored items to allow access during the inspection. Please remove automobiles and motorcycles from garages which have attic access. I suggest home owners covering clothing in closets which contain attic access points. Also all circuit breakers  should be in the "ON" position, and clear access to the service panel (circuit breaker box) will be needed. Any system turned off by other than normal operating controls (thermostat on HVAC system for instance) will not be operated and can impede the extent of the inspection. Please be sure pilot lights to gas appliances are lit. Circuit breakers in the "OFF" position and appliances or  mechanicals with unlit pilot lights will not be operated due to safety reasons, as these are indications of system failure.

Buyers are encouraged to attend the inspection, and as guests in the sellers home, we suggest however to refrain from having children present during the inspection. This allows full attention to be focused on the inspection, and the rights of the home owner to be respected, and it also protects your children from possible safety hazards which may arise during the inspection process.

Thank you for choosing Florida Home Inspection and Property Services LLC

Feel free to call (239) 339-7380  if you have any questions.

SPECIAL PRECAUTIONS FOR COVID-19

Do to the outbreak of Novel Corona Virus Disease-2019 (COVID-19), we have taken training with heavy Center for Disease Control and Prevention (CDC) recommendations for performing home inspections safely. We take safety while entering your home very seriously both for us and especially for you and our clients.

One of the first guidelines is to limit the number of people at the inspection, with no one being present, being the most preferable. If anyone needs to be present, "social distancing" (no shaking hands, keeping 6 feet apart, washing hands often, don't cough or sneeze into your hand, wash your hands after touching anything which may have been infected, etc),  is asked to be adhered to per the CDC guidelines.We strongly recommend not traveling in from other areas to attend the inspection.

We ask that homeowners report any contact with persons who were ill or illness or had a fever within the home in the last 14 days and consider rescheduling the inspection ahead accordingly. Cleaning or disinfecting before the inspection commonly contacted areas is highly recommended (all door knobs, buttons, keypads, handles, thermostats, plumbing fixtures, etc). We will also be using (Clorox/Lysol type) wipes during the inspection. We will be washing our hands often during the inspection as well as taking other precautions. We recommend that after the inspection you clean/disinfect all knobs and handles again. We thank you for helping us try to keep everyone safe during this time of National Emergency.