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ASTTBC PI Standard of Inspection

By ASTTBC PI on 2014-11-13

 

ASTTBC PI STANDARDS OF INSPECTION

Part 1: Glossary (contains italicized words in this document)

ASTTBC & ASTTBC PI:        ASTTBC - The Applied Science Technologists and Technicians of British Columbia (see http://www.asttbc.com/ for more information).  ASTTBC is the certifying body for the members of ASTTBC PI. Applied Science Technologists and Technicians of British Columbia Property Inspectors (see www.asttbcpi.org for more information).

Common Area(s):   

In condominium and some cooperative housing projects, the areas not owned by an individual owner of the condominium or cooperative residence, but shared by all owners, either by percentage interest or owned by the management organization. Common areas may include recreation facilities, outdoor space, parking, landscaping, fences, laundry rooms and all other jointly used space. Management is by a homeowners' association or cooperative board, which collects assessments from the owners and pays for upkeep, some insurance, maintenance and reserves for replacement of improvements in the common areas.

Direct observation:  

        Observation within arm’s length.

Inspected Unit:

         (Relating to Multi-Family Dwellings) - Individual suite, apartment, or unit being inspected.  Does not include any common area(s).

Inspector:

           Members of ASTTBC PI having the appropriate technical training, experience, knowledge, and qualifications and who have been certified

by ASTTBC with the designations of Certified House Inspector (CHI) or Certified Property Inspector (CPI).

Multi-Family Dwelling:  

Building or group of buildings on a single lot arranged or designed for occupancy by two or more families, with separate housekeeping and cooking facilities for each and where the individual family units have unique legal addresses. A house with a legal suite is NOT considered a Multi-Family Dwelling. The Multi-Family Dwelling usually refers to a condominium but can also refer to buildings under the control of a Housing Cooperative, Single Owner Rental Apartment Complexes, etc.

 

Qualified Trades person: 

            A certified and licensed professional in their field (Plumbers, Carpenters, Electricians, etc.).

Registered Professional: 

           Individuals who are registered members of the Professional Engineers and Geoscientists of BC (APEGBC) or the Architectural Institute of BC (MAIBC) or Applied Science Technologist – AScT (ASTTBC) or Certified Technician – CTech (ASTTBC).

 

Specialist:

           Individuals having the appropriate technical training, experience, knowledge, and qualifications for obtaining a provincial license or trade qualification or; a Registered ProfessionaL practicing within their area of specialization.

 

Visual inspection:    Observation without the use of any specialized tools or equipment.                                     

 

Readily accessible: 

            In the sole determination of the inspector, visually observable and able to be without requiring destructive measures; without risk to the inspector or others; without risk of damage to any item of personal or real property; without requiring the inspector to move, remove. Damage, or disturb any wall, floor, ceiling, or window coverings; or any exterior claddings or finish treatments; to move, remove, damage, or disturb any landscape elements; or to interrupt the business of occupants, and not requiring disassembly or the use of any special protective clothing or special tools or equipment.”

 

 

 

Part 2: Limitations of the Inspection

 

  1. The Inspection is a VISUAL INSPECTION performed by direct observation of existing conditions at the time of inspection and shall be conducted by a Certified HOUSE Inspector PROVISIONAL (CHI-P); CERTIFIED House INSPECTOR (CHI) or Certified Property Inspector (CPI) (identified as the inspector in the rest of this document) acting in accordance to this ASTTBC PI Standards of Inspection approved by ASTTBC.
  2. The Inspectors with CHI-P and CHI designations are limited to the inspection of single-family dwellings, duplexes, individual townhouse units, single units in apartment buildings and multi-family complexes  up to a four units which shall commensurate with their level of certification, qualification, experience and knowledge. Inspectors with a CPI designation can inspect all residential properties as well as commercial, industrial or investment real estate property.
  3. The Inspection is of a general nature and not that of a specialist.  A specialist serves to provide additional analysis and opinion of adverse conditions or defects identified, beyond the scope of the inspection.  Clients should be aware of the limitations of this inspection and are encouraged to carefully consider any recommendations for further investigation, read and understand all pertinent strata reports, documents, minutes, and records, and seek any further investigation or clarification prior to purchase.
  4. The inspector shall NOT offer warranties or guarantees of any kind for any building system or component.
  5. The ASTTBC PI Standards of Inspection does NOT cover or require the inspector to identify or report on the presence of asbestos, radon gas, lead paint, urea formaldehyde, toxic or flammable chemicals, and/or soil contamination.
  6. The inspector is NOT required to perform any calculations or analyze any part of the building or components relating to design, engineering or architectural concepts, including, but not limited to the strength and adequacy, methods, materials, the efficiency of any system or component or compliance with any regulatory requirements, laws or bylaws.
  7. The inspector is NOT required to locate, confirm, verify, or comment on property lines, borders and markers or any easements, right of ways, restrictions which may or may not exist against the subject property, buildings, dwelling or dwelling unit.
  8. The inspector shall NOT comment on life expectancy, but may however offer an opinion based on the typical life cycle of a system or component.
  9. The inspector is NOT required to provide cost estimates, quotations or comment on construction techniques and shall NOT advertise, or promote an individual contractor or person for any repairs, modifications, or improvements necessary.
  10. The inspector is NOT required to dismantle any item or assembly to gain visible access, or move personal items, furniture, equipment, plant life, soil, ice or snow, insulation, or other debris, which obstructs access or visibility for the inspection. The Inspection Report shall identify by description (and photograph if possible) the obstruction that restricted visual inspection.
  1. The inspector shall NOT perform any task, enter any area, or disturb any existing condition where, in the inspector’s judgment, damage could result, specialized safety equipment is required, or the safety of the inspector is endangered.

The Inspection Report will contain a description (and photograph where possible) to confirm the presence of these conditions. 

  1. The inspector shall NOT comment on any system that is mechanically or electrically disconnected, including any equipment that is in the off position or is otherwise not operational. The Inspection Report will provide a limited description (if possible) of the system condition that prevented inspection.
  2. The inspector shall NOT accept compensation, financial or otherwise, from more than one interested party for the same service without the consent of all interested parties.
  3. The inspector shall NOT directly or indirectly offer, advertise or promote any other professional services relating to the advertising, sale, appraisal, or lending, of the subject building or property.
  4. The inspector shall provide the Client a copy of the Engagement Contract, the Standards of Inspection and the Scope of Inspection in adequate time to review and approval prior to the Inspection. The Inspector shall not begin the inspection until the Client has communicated approval of the document.
  5. The Inspector shall retain a copy of the Engagement Contract, the Standards of Inspection and the Scope of Inspection for his records that has been signed and initialed by the Clients.

 

 

Part 3: Scope of Inspection

Special Limitations to Scope:

1.     In the case of Multi-Family dwellings, it is the Client’s responsibility to arrange access to all building Common Areas requiring inspection.  The inspector will not inspect any secured common area(s) unless permission has been granted and access provided by an authorized building representative (Property Manager, Caretaker, Council Member, etc.).

2.     Any component not directly identified on the individual inspected unit as part of title and is generally believed in the real estate industry, as being maintained by the STRATA is defined as part of the common area.  The inspection of common areas

a)    is limited to a cursory review of easily accessible common areas appropriate in the circumstance and subject to any limitations; and

b)    terms or conditions established by the recognized building representative.  Identification of what is unit entitlement and what is common area is not the responsibility of the Inspector.

 

 

An Inspector is required to Inspect and Report on:

An Inspector is NOT required to Inspection and Report on:

 

 

Roofing

 Single Family

Roofing components and roof coverings

Roof penetrations and flashings

Roof drainage components, including gutters and downspouts

Chimneys

Report on any observed evidence of current/past water penetration and/or condensation

Accessories that do not make up part of the roof system, such as lightning arrestor systems, antennae, solar heating systems

Multi-Family/Strata

As per single family dwellings except for those components located in common areas outside of the inspected unit

Offer comments only of a general nature based on a limited observation of accessible roofing components located in common areas outside of the inspected unit

As per single family and;

Roofing components (inc. chimneys) contained in a common area not directly attributable to, and of sole use by the Inspected Unit

Observe and report evidence of water penetration that is beyond the interior of the inspected unit

Exterior

Single Family

Exterior wall surfaces, eaves and trim

Doors, windows and flashings

Garages and carports

All entrances such as porches, decks, balconies, including stairs, guards and railings

Observe and report on the impact of lot grading, landscaping, retaining walls, walkways, and driveways on the building.

Test the operation of power operated garage door openers, including the stop and automatic -reverse function

 

Seasonal accessories such as removable storm windows, storm doors, screens and shutters.

Storage sheds, yard fencing, and other structures not related to the building

Any items or facilities not directly related to the building structure, such as recreational rooms, swimming pools, saunas, hot tubs, tennis courts, etc.

Ground and soil conditions

 

 

 

Multi-Family/Strata

As per single family dwellings except for those components located in common areas outside of the inspected unit

Offer comments only of a general nature based on a limited observation of accessible exterior components located in common areas outside of the inspected unit

 

As per single family and;

Any Exterior component contained in a common area not directly attributable to, and of sole use for the Inspected Unit

 

Structure

Single Family

Foundations and Framing

Attics & Roof structure

Crawl Spaces

Adverse conditions in interior walls,

ceilings, and floors

 

Yes observe and report on any evidence of water penetration, condensation, or mould

Yes observe and report any evidence of deterioration from insects, rot or fire

Observe and report as to the adequacy of any structural component or system

Multi-Family/Strata

As per single family dwellings except for those components located in common areas outside of the inspected unit

Offer comments only of a general nature based on a limited observation of accessible structural components located in common areas outside of the inspected unit

 

As per single family and;

Any Structural component contained in a common area not directly attributable to, and of sole use for the Inspected Unit

Insulation & Ventilation

Single Family

Insulation and vapour barrier in accessible attics, crawl spaces and unfinished basements

Ventilation of attics and unheated crawlspaces

Concealed insulation, air and vapour barrier systems

Multi-Family/Strata

As per single family dwellings except for those components located in common areas outside of the inspected unit

Offer comments only of a general nature based on a limited observation of accessible insulation and ventilation components located in common areas outside of the inspected unit 

 

 

 

 

 

 

 

As per single family and;

Any Insulation and Ventilation component contained in a common area not directly attributable to, and of sole use for the Inspected Unit

Electrical

Single Family

Service entrance cable and location

Main service panel and auxiliary panels

Panel & Branch circuit over-current protection and system grounding

Branch circuit wiring

Amperage and voltage ratings of main service panel

Inspect inside panels with readily accessible and removable panel covers designed for homeowner access

Randomly select and operate a representative number of permanently installed light fixtures and outlets

Outlets noted above are to be checked for polarity and grounding

  All exterior outlets and those within five feet of plumbing fixtures will be checked for polarity and grounding

Verify presence and test the operation of ground fault circuit interrupters and arc-fault breakers

Secondary wiring systems such as security systems, low voltage wiring, telephone wiring, cable television wiring, etc.

Insert or remove fuses, or operate circuit breakers

Provide or remove power for equipment

 

An Inspector is not to remove a circuit panel cover in the main or any auxiliary panels unless they have received permission from the owner to do so and have safely de-energized the system by means of the main breaker or are wearing appropriate personal protective equipment

Multi-Family/Strata

As per single family dwellings except for those components located in common areas outside of the inspected unit and not including the testing of smoke detectors

Offer comments only of a general nature based on a limited observation of accessible electrical components located in common areas outside of

the inspected unit

As per single family and;

Any Electrical component contained in a common area not directly attributable to, and of sole use for the Inspected Unit

Test the operation smoke detectors forming part of a fire suppression system subject to annual inspection and certification by others

Remove a circuit panel cover in the main or auxiliary panels where the inspected unit does not contain a main breaker to safely de-energize the electrical system in the inspected unit

 

 

 

 

 

 

 

 

 

Heating, Mechanical Ventilation & Cooling Systems (Permanently Installed)

Single Family

Heating and Cooling distribution systems, including where applicable fans, flue piping, vents, chimneys, dampers, pumps, supports, filters, ducts, piping, registers, radiators, and convectors

Heat Recovery Ventilators

The presence of manufacturer’s built-in safety controls

The presence of heating source in each room.

Test systems using the thermostat or other similar standard operating controls

Operate the individual exhaust fan ventilation systems

Will recommend to Client to have any gas appliance present serviced by a licensed gas Contractor ASAP if documentation cannot be presented showing the unit has been serviced in the last calendar year

Portable heating units or cooling units such as window air conditioning units, portable humidifiers, and portable dehumidifiers

Buried or underground fuel storage tanks or piping

   Ignite or extinguish pilot lights, change settings

       or conditions on equipment

Observe if the heat and air distribution in the building is balanced or adequate

Multi-Family/Strata

As per single family dwellings except for those components located in common areas outside of the inspected unit

Offer comments only of a general nature based on a limited observation of accessible Heating and Cooling systems located in common areas outside of the inspected unit

 

As per single family and;

Any Heating & Cooling system component contained in a common area not directly attributable to, and of sole use for the Inspected Unit

Plumbing

Single Family

Main water supply piping into dwelling and any distribution piping, pipe supports, and any leaks in above piping systems

Fixtures, faucets, and isolating valves

Drain, waste and vent piping, pipe supports and insulation

Hot Water heaters, including if present, fuel supply piping, flue piping, vents, chimneys, and verify the precence of required safety devices

Interior sumps and pumps

 

 

 

 

 

Plumbing continued:

Water volume and pressure should be tested by opening the faucets to obtain a reasonable flow of one or more fixtures simultaneously, and at various locations in the dwelling

    Water drainage should be tested by draining one or

         more fixtures simultaneously, and at various

        locations in the dwelling

Observe and report on the presence of cross-connections that could contaminate the potable water.

Any item or facilities not directly related to the plumbing such as swimming pools, saunas, hot tubs, solar systems, etc.

Any Water-treatment devices

Automatic air vents

Foundation drainage system and yard piping.

Irrigation or fire sprinkler systems

Observe the quantity and quality of water supply, and whether public or private

Observe outdoor waste disposal systems located on the property or determine whether public or private

 

 

 

Operate any valve other than those used on a regular or daily basis by an /the occupant

Ignite or extinguish pilot lights, change settings, or conditions on equipment

Multi-Family/Strata

As per single family dwellings except for those components located in common areas outside of the inspected unit

Offer comments only of a general nature based on a limited observation of accessible Plumbing components located in common areas outside of the inspected unit

As per single family and;

Any Plumbing component contained in a common area not directly attributable to, and of sole use for the Inspected Unit

Interior

Single Family

Floors, walls, ceilings, and trims

Fire separating walls and party walls

Stairs, guards, and railings

Solid fuel burning appliances, including fireplaces and wood stoves

Observe and report on the presence of smoke/heat/CO detectors and/or fire sprinklers

Observe the condition of permanently installed counters and cabinets

Randomly select and operate, where reasonably accessible, a representative number of doors and windows

Observe and report on any evidence of water penetration and condensation

Treatments such as paint, wallpaper, carpeting, blinds, drapes, and other similar treatments

Kitchen, bathroom, and laundry appliances

Ignite or extinguish fires

Observe fireplace insert installation

 

Also see Exterior excluded seasonal accessories and excluded accessory buildings

Multi-Family/Strata

As per single family dwellings except for those components located in common areas outside of the inspected unit and not including the testing of smoke & heat detectors

Offer comments only of a general nature based on a limited observation of accessible Interior components located in common areas outside of the inspected unit

As per single family and;

Any Interior component contained in a common area not directly attributable to, and of sole use for the Inspected Unit

Test the operation of smoke/heat/CO detectors and/or fire sprinklers

 

 

 

 

 

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