Commercial Standards of Practice

Table of Contents

1.1  The purpose of this document is to define good practice and to establish a reasonable approach for the performance of an inspection of a commercial property.

2.1  Core definitions

2.1.1  Commercial Property -  A commercial property is defined as the building structures and improvements located on a parcel of commercial real estate.  These may include structures such as buildings with residential units operated for profit, mixed use buildings, strip malls, motels, factories, storage facilities, restaurants, and office buildings.

2.1.2  Inspection - The inspection is defined as the process of an inspector collecting information through visual observation during a walk-through survey of the subject property, conducting research about the property, then generating a meaningful report about the condition of the property based on the observations made and research conducted by the inspector.  A commercial inspection requires the inspector to make observations, conduct research, and report findings.

2.1.2.1  Observations - Observations are defined as those potential items of interest noted by the inspector during the walk-through survey portion of the inspection.

 

2.1.2.2  Research - Research is defined as the process of gathering information through document review and interview to augment the observations made during the walk-through portion of the inspection.  This research may include reviewing readily available documents such as previous inspection reports, building permits, code violation notices and environmental studies. This research may also include interviews with readily available personnel such as building managers, tenants and owners.

 

2.1.2.3  Report - An inspection report is defined as a written communication describing the issues discovered from observations made and research conducted by the inspector that are, in the inspector's opinion, are likely to be of interest to his/her client.  A report may contain photographs of observations made during the walk-through survey portion of the inspection and/or copies of documents reviewed during the research portion of the inspection.

2.2  Terminology commonly found in commercial property inspection reports.

• Accessible: Can be approached or entered by the inspector safely, without difficulty, fear or danger.
• Accessibility: Level of access a building offers people with disabilities.
• Activate: To turn on, supply power, or enable systems, equipment, or devices to become active by normal operating controls. Examples include turning on the gas or water supply valves to fixtures and appliances or activating electrical breakers or fuses.
• Actual Knowledge: The knowledge possessed by an individual as opposed to that discovered through document review.
• Adverse Conditions: Conditions that may be dangerous for the inspector and may limit the walk-through survey portion of the inspection.
• Adversely Affect: To constitute, or potentially constitute, a negative or destructive impact.
• Alarm System: Warning devices, installed or free-standing, including but not limited to: carbon monoxide detectors, flue gas and other spillage detectors, security equipment, ejector pumps and smoke alarms.
• Approved: Acceptable to the authority having jurisdiction.
• Appliance: Utilization equipment, generally other than industrial, that is installed or connected as a unit to perform one or more functions.
• Arc-Fault Circuit Interrupter: A device intended to provide protection from the effects of arc faults by recognizing characteristics unique to arcing and by functioning to de-energize the circuit when an arc fault is detected.
• Authority Having Jurisdiction (AHJ): An organization, office, or individual responsible for enforcing the requirements of a code or standard, or for approving equipment, materials, an installation, or a procedure.   The AHJ is often the building owner, health department, insurance agent, or fire marshall.
• Bonding: The permanent joining of metallic parts to form an electrically conductive path that ensures electrical continuity and the capacity to conduct safely any fault current likely to be imposed.
• Branch Circuit: The circuit conductors between the final overcurrent device protecting the circuit and the outlet(s).
• Building Code: Rules and regulations adopted by the governmental authority having jurisdiction over the construction and/or  remodeling of the commercial property.
• Building Department: Local authority having jurisdiction over the construction, alteration, and use of a property.
• Building Envelope: The enclosure that defines the heated/cooled area of a building, namely the exterior walls and roof.
• Building systems: Components, assemblies and systems which are a part of the overall building and property such as pavement, flatwork, structural components, roofing, exterior walls, plumbing, HVAC, electrical components, fire prevention, etc.
• Client: The party that retains the inspector and pays for the inspection.
• Commercial Property: The building structures and improvements located on a parcel of commercial real estate.  These may include structures such as buildings with residential units operated for profit, mixed use buildings, strip malls, motels, factories, storage facilities, restaurants, and office buildings.
• Component: A permanently installed or attached fixture, element or part of a system.
• Concealed: Rendered inaccessible by the structure or finish of the building.  Wires in concealed raceways are considered concealed, even though they may become accessible by withdrawing them.
• Condition: The visible and conspicuous state of being of an object.
• Consultant: A person with particular expertise in a subject who assists the inspector with portions of the inspection.
• Crawlspace: The area within the confines of the foundation and between the ground and the underside of the lowest floor structural component.
• Decorative: Ornamental; not required for the operation of essential systems and components of a building.
• Deferred Maintenance Items: Deficient items that cannot be remedied with routine maintenance, generally caused by neglect.
• Describe: To report in writing a system or component by its type, or other observed characteristics, to distinguish it from other components used for the same purpose.
• Determine: To arrive at an opinion or conclusion pursuant to examination.
• Dismantle: To open, take apart or remove any component, device or piece that would not typically be opened, taken apart or removed by an ordinary occupant.
• Due Diligence: A level of care in the inspection process which varies depending upon the scope of work agreed upon by the inspector and his/her client.
• Easily Visible: Describes systems, items, and components that are both conspicuous and in plain sight, absent of the need for intrusive inspection techniques, probing, disassembly or the use of special equipment.
• Engineering Service: Any professional service or creative work requiring engineering education, training, and experience and the application of special knowledge of the mathematical, physical and engineering sciences to such professional service or creative work as consultation, investigation, evaluation, planning, design and/or supervision of construction for the purpose of assuring compliance with the specifications and design, in conjunction with structures, buildings, machines, equipment, works or processes.
• Enter: To go into an area to observe visible components.
• Evaluate: To assess the systems, structures or components of a building.
• Examine: To visually examine. See Inspect.
• Exposed: Capable of being inadvertently touched by a person because it is not suitably guarded, isolated, or insulated.
• Foundation: The base upon which the structure or wall rests; usually masonry, concrete, or stone, and generally partially underground.
• Function: The action for which an item, component, or system is specially fitted or used or for which an item, component or system exists; to be in action or perform a task.
• Functional: Performing, or able to perform, a function.
• Grounded: Connected to earth or to some conducting body that serves in place of the earth.
• Grounded, Effectively: Intentionally connected to earth through a ground connection or connections of sufficiently low impedance and having sufficient current carrying capacity to prevent the buildup of voltages that might otherwise result in undue hazards to connected equipment or to persons.
• Ground-Fault Circuit Interrupter (GFCI): A device intended for the protection of personnel that functions to deenergize a circuit.
• Grounding Electrode: A device that establishes an electrical connection to the earth.
• Immediate Cost: Estimated cost of remedying an existing safety hazard or repairing a system or component that will likely fail within a year.
• Inspected Property: The readily accessible areas of the buildings, site, items, components, and systems included in the inspection.
• Inspection: The process of an inspector collecting information through visual observation during a walk-through survey of the subject property, conducting research about the property, then generating a meaningful report about the condition of the property based on the observations made and research conducted by the inspector.  A commercial inspection requires the inspector to make observations, conduct research, and report findings.
• Inspector: One who performs the commercial property inspection.
• Installed: Attached or connected such that the installed item requires tool for removal.
• Interview: To discuss with those who have knowledge about the subject property.
• Normal Operating Controls: Devices such as thermostats that would be operated by ordinary occupants which require no specialized skill or knowledge.
• Life Expectancy: Average function time in years assuming regular maintenance.
• Listed: Equipment, materials, or services included in a list published by an organization that is acceptable to the authority having jurisdiction and concerned with evaluation of products or services, that maintains periodic inspection of production of listed equipment or materials or periodic evaluation of services, and whose listing states the either the equipment, material, or service meets appropriate designated standards or has been tested and found suitable for a specified purpose.
• Material: Having significant importance as in material defect.  This term is reserved for describing things of significant importance.
• Material Defect: A condition of a commercial property or any portion of it that would have a significan adverse impact on the value of the real property or that involves unreasonable risk to people on the property.  The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system of subsystem is not by itself a material defect.
• Observations: Those potential items of interest noted by the inspector during the walk-through survey portion of the inspection.
• Observe: To see through visually directed attention.
• Obvious: A condition or fact not likely to be ignored or overlooked.
• Operate: To cause systems to function or turn on with normal operating controls.
• Panelboard: A panel including buses and automatic overcurrent devices designed to be placed in a cabinet accessible only from the front.
• Physical Deficiency: A major defect, a significant deferred maintenance item, a component or system that has exhausted most or all of its remaining useful life (regardless of its actual life expectancy), a safety concern, or anything that could potentially cause the need for an expensive repair.
• Publicly Available Information: Information that is accessible or available to anyone upon request.
• Raceway:  An enclosed channel or conduit designed expressly for holding wires or cables.
• Readily Accessible: Describes the area of the subject property that has been made available to the inspector at the time of the walk-through survey portion of the inspection, and/or an item or component if, in the judgment of the inspector, it is capable of being safely observed without the removal of obstacles, detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain access and/or a document that has been made available to the inspector for use in the research portion of the inspection.
• Readily Ascertainable: Describes information that is available to the inspector within reasonable time at a nominal cost so that it can be practically reviewable during the research portion of the inspection.
• Readily Available: Describes the information, personnel, and documents that are made available quickly to the inspector.
• Receptacle:  A contact device installed at the outlet for the connection of an attachment plug. 
• Recreational Facilities: Spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment or athletic facilities.
• Remaining Useful Life: A subjective estimate or guess made by the inspector based upon his observations and experience as to the number of remaining years that a component will be functional before needing replacement.
• Report: The written communication describing the issues discovered from observations made and research conducted by the inspector and which, in the inspector's opinion, are likely to be of interest to his/her client.  A report may contain photographs or digital images of observations made during the walk-through survey portion of the inspection and/or copies of documents reviewed during the research portion of the inspection.
• Representative Number: A sufficient number to serve as a typical or characteristic example of the item(s) inspected.
• Research: The process of gathering information through the review of documents and interviews to augment the observations made during the walk-through portion of the inspection.  This research may include reviewing readily available documents such as previous inspection reports, building permits, code violation notices and environmental studies.  This research may also include interviews with readily available personnel such as building managers, tenants and owners.
• Scope of Work: Work that deviates from this standard depending on budget, time constraints, purpose of the inspection, age of the subject property, and risk tolerance of the client which the inspector and client have agreed to.
• Short Term Cost: Estimated cost of repairs which may not require immediate attention, but which should not be delayed for more than 2 years.
• Shut Down: Turned off, unplugged, inactive, not in service, or not operational.
• Special Consultant: A person with particular expertise in a subject who assists the inspector with portions of the inspection.
• Standard: Often used to mean InterNACHI' Standards of Practice for Inspecting Commercial Properties.
• Structural Component: A component which supports the building's dead and live loads.
• Subject Property: The commercial property that is the subject of the inspection.
• Suggested Remedy: An opinion offered as to a course of action to repair a deficiency.  Suggested remedies are outside the scope of a commercial inspection.
• System: An assembly of various components which function as a whole.
• Technically Exhaustive: A comprehensive and detailed examination beyond the scope of a commercial property inspection which might involve, special equipment, meters, scaffolding, dismantling, probing, testing, or troubleshooting.
• Timely Access: Access to the subject property and documentation required by the inspector to perform the inspection.
• Unsafe: A condition of an area, system, component, or procedure which, in the inspector’s opinion, poses a significant risk to the personal safety of either the occupants and/or him/herself. The danger to the occupants may be due to damage, deterioration, improper installation, a change in accepted standards, etc. The danger to the inspector may be due to electrical, fuel, height, sewage, water, debris, weather or other environmental conditions, and may restrict his/her access and limit or prevent the inspection. 
• Verify: To confirm or substantiate.
• Visible: That which may be easily observed during the walk-through survey portion of the inspection.
• Walk-Through Survey: That portion of the inspection where the inspector makes non-intrusive, visual observations of readily accessible areas of the subject property.

2.3  Common abbreviations and acronyms used in commercial property inspection reports.

• ADA: Americans with Disabilities Act (US).
• AHJ: Authority having jurisdiction.
• BUR: Built-up roofing.
• CMI: Certified Master Inspector.
• CO: Certificate of occupancy.
• COMSOP: Commercial Standards of Practice.
• CSA: Canadian Standards Association.
• EIFS: Exterior insulation and finish system.
• EPA: Environmental Protection Agency (US).
• HVAC: Heating, ventilation and air conditioning.
• IAC2: International Association of Certified Indoor Air Consultants.
• IAQ: Indoor air quality.
• InterNACHI: International Association of Certified Home Inspectors.
• ICC: International Code Council.
• IR: Infrared.
• MICB: Master Inspector Certification Board.
• NEC: National Electric Code (UK).
• NFPA: National Fire Protection Association.
• PE: Professional Engineer.
• RICS: Royal Institute of Chartered Surveyors (UK).
• RUL: Remaining useful life.

2.4  Other inspection related terms

Other inspection related terms can be found by visiting InterNACHI's searchable online Glossary at www.nachi.org/glossary.htm

3.1  Royalty-free use

Although this standard is protected by copyright and other laws, the International Association of Certified Home Inspectors (InterNACHI) hereby grants non-exclusive, royalty-free license to all members of InterNACHI and their clients and all public authorities, government agencies and government employees throughout the world to use this code as desired including making copies, posting, transmitting, and incorporating into reporting software, free of charge, without the need for pre-approval, provided that each use is clearly attributed to InterNACHI. 

Acceptable examples of attribution include "performed in accordance with InterNACHI's Commercial SOP," "based on InterNACHIcomsop-2008" or "see www.internachi.org/comsop." 

Nothing in this license shall preclude InterNACHI from modifying this standard and users should regularly check for the latest revision at www.nachi.org/comsop.htm which supersedes earlier versions.

3.2  Disclaimer of liability

InterNACHI administers the process in the development of its standards.  InterNACHI does not independently test, evaluate, or verify the accuracy of any information or the soundness of any judgments contained in its standards.  InterNACHI disclaims liability for any personal injury, property or other damages of any nature whatsoever, whether special, indirect, consequential or compensatory, directly or indirectly resulting from the publication, use of, or reliance on this document.  InterNACHI also makes no guaranty or warranty as to the accuracy or completeness of any information published herein.

Anyone using this document should rely on his or her own independent judgment or, as appropriate, see the advice of a competent professional in determining the exercise of reasonable care in any given circumstances.

4.1  Objective

The objective of an inspection is to provide written communication describing the issues discovered from observations made and research conducted by the inspector and that, in the inspector's opinion, are likely to be of interest to his/her client.

4.2  Who may perform the inspection. 

Any portion of the inspection including the walk-through survey, research, and report generation may be performed by the inspector, his/her staff, or any consultant hired by the inspector.  This standard recognizes that for the majority of commercial inspections, the inspector is likely an individual with a general, well rounded knowledge of commercial properties and that the inspector or client may want to augment the inspector's skills with specialty consultants who have particular expertise in certain areas.  The decision to hire specialty consultants will of course rely on budget and time constraints as well as the risk tolerance of the client. 

4.3  Varying levels of due diligence

This standard is designed as a baseline from which the inspector and client can develop and agree to a scope of work that may deviate from this standard depending on budget, time constraints, purpose of the inspection, age of the subject property, and risk tolerance of the client.  The level of due diligence should be set where the cost, in time and money, of acquiring information about the subject property will not likely exceed the value of that information.   Therefore an inspection performed in accordance with this standard will not be technically exhaustive. 

 

4.3.1  Sample language for use when defining the scope of work

"The inspection will be performed in accordance with InterNACHIcomsop-2008 except that... "

4.3.2  Representative observations

In recognizing that the client likely has the goal of acquiring information about the subject property at a cost, in time and money, that does not exceed the value of that information, representative observations are not just permitted by this standard, but recommended as well.

4.4  Uncertainty

The client should understand that no inspection report is completely accurate.  A report is only the written communication of the observations made and research conducted by the inspector.  The report contains those items which in the inspector's opinion are likely to be of interest to his/her client. 

4.5  Subjectivity

The client should understand that the inspection report is, to a large degree, the subjective opinions of the inspector based on his/her observations and research within the limits of access, time, and budget and without the aid of special equipment or meters and without  dismantling, probing, testing, or troubleshooting and without detailed knowledge of the commercial property, its components or its systems.  The inspection report is not much more than a subjective professional opinion. 

4.6  Not an architectural or engineering service

An inspector performing a commercial inspection in accordance with this standard is not practicing architecture or engineering.   

4.7  Not a warranty, guarantee or insurance policy

The inspection is not a warranty and the inspection report is merely the written communication of the inspector's subjective opinion on the condition of the subject property.

5.1  Objective

The objective of performing research  including the review of documents and interviews is to augment the information obtained in walk-through survey and to provide supporting documentation to the inspection report. 

5.2  Document procurement

It is the client's responsibility to obtain copies of all documents and provide them for the inspector.  These documents are most often obtained from the seller or from local government offices.  The inspector is not responsible for gathering or paying for copies of appropriate documents to be reviewed unless these tasks are specifically assigned to the inspector in the scope of work agreement.

5.3  Documents to be reviewed and included in the inspection report

The inspector should review all documents provided by the client and owner.  The inspector should also make an inquiry and review of any other documents can be reasonably ascertained on-site or from the building owner or manager such as certificates of occupancy, building code violation notices, repair invoices, and warranties.  The inspector is not required to uncover and review information that is not provided or cannot be reasonably ascertained on-site.  Copies of documents that the inspector believes may be of interest to the client and copies of documents that support the inspector's opinions should be included in the inspection report.

 

5.3.1 Examples of documents the inspector may want to request for review.

• Accessibility surveys
• Appraisals
• Building plans
• Certificates of occupancy
• Citations
• Emergency evacuation plans
• Environmental studies
• Fire prevention plans
• Fire records
• Flood Plane maps
• Floor plans
• Former inspection reports
• Maintenance records
• Notices
• Permits
• Previous inspection reports
• Proposals
• Rent records
• Repair estimates/invoices
• Safety inspection records
• Seller disclosures
• Utility bills
• Warranties

5.4  Interviews

The inspector should identify and interview the person with the most knowledge about the condition of the building.  Typically this will be the building owner or manager.  Unless otherwise agreed to in the scope of work agreement, it is the responsibility of the client to arrange to have these persons on hand for interview by the inspector on the day of the walk-through survey. 

5.5  Pre-inspection questionnaires

The inspector may request that the owner, building manager and/or client fill out pre-inspection questionnaires to gather information.  The inspector may rely that these responses are truthful.  In cases where parties refuse to fill out questionnaires in writing, the inspector may interview the parties and fill out the questionnaires for them.  The inspector should note in the report if he/she filled out the questionnaire based on an interview and whether such interview was performed in person, by telephone, or by email.  Copies of all responses to such questionnaires should be included in the inspection report. 

5.6  Reliance

The level of accuracy of information varies depending on its source.  The inspector may rely on information obtained to the extent that the information appears to be accurate and complete.  This standard does not require the inspector to independently verify the accuracy of the documents reviewed by the inspector or included in the report nor the statements made by those interviewed by the inspector.

5.7  Fraud

The inspector is not a fraud investigator and this standard does not require the inspector to look for intentionally hidden deficiencies in the subject property.  The inspection report is supplementary to the seller's disclosures.

5.8  Previously generated reports

A previously generated inspection report should be treated no differently than any other document reviewed during the research portion of the inspection and like information collected from any other source, information obtained from a previously generated report should reference its source in the new inspection report.  No portion of a previously generated report should be used as a substitute for the new inspection report.

6.1  Objective

The objective of the walk-through survey it to allow the inspector to visually observe the subject property, gather information and note items of interest.

6.2  Access responsibility

It is the client's responsibility to arrange for the inspector to receive timely access to the subject property for the walk-through survey portion of the inspection and access to all documents and interviewees needed for the research portion of the inspection.  This includes access to all documents, information, and previously generated reports in the client's possession.  The inspector is not responsible for obtaining, reviewing, or providing information should the source withhold, impede or delay access.   Anything that hinders the inspector's access to should be noted in the report.

6.3  Revisits

It is expected that the inspector will perform only one walk-through survey per inspection report.  However, it may be necessary for the inspector to revisit certain areas of the subject building after performing the research portion of the inspection.

6.4  Inspector safety

It is the responsibility of the inspector to perform the walk-through survey safely.

6.5  Observations

6.5.1  Roof

I. The inspector shall inspect from ground level, or eaves or roof top (if a roof top access door exists):

A. The roof covering.

B. For existence of exposed membrane.

C. Slopes.
D. For evidence of significant ponding.
E. The gutters.
F. The downspouts.
G. The vents, flashings, skylights, chimney and other roof penetrations.
H. The general structure of the roof from the readily accessible panels, doors or stairs.

I.  For the need for repairs.

II. The inspector is not required to:

A. Walk on any pitched roof surface.
B. Predict the service life expectancy.
C. Inspect underground downspout diverter drainage pipes.
D. Remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.
E. Inspect antennae, lightning arresters, or similar attachments.

F. Walk on any roof areas that appear to be unsafe.

G  Walk on any roofs that lack rooftop access doors.

6.5.2  Exterior

I. The inspector shall inspect:

A. The siding, flashing and trim.
B. All exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias.

C. And report as in need of repair any safety issues regarding intermediate balusters, spindles, or rails for steps, stairways, balconies, and railings.

D. A representative number of windows.
E. The vegetation, surface drainage and retaining walls when these are likely to adversely affect the structure.

F. The exterior for accessibility barriers.

G. The storm water drainage system.

H. The general topography. 

I. The parking areas.

J. The sidewalks.

K. Exterior lighting.

L. The landscaping.
M. And describe the exterior wall covering.

II. The inspector is not required to:

A. Inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.
B. Inspect items, including window and door flashings, which are not visible or readily accessible from the ground.
C. Inspect geological, geotechnical, hydrological and/or soil conditions.
D. Inspect recreational facilities.
E. Inspect seawalls, break-walls and docks.
F. Inspect erosion control and earth stabilization measures.
G. Inspect for safety type glass.
H. Inspect underground utilities.
I. Inspect underground items.
J. Inspect wells or springs.
K. Inspect solar systems.
L. Inspect swimming pools or spas.
M. Inspect septic systems or cesspools.
N. Inspect playground equipment.
O. Inspect sprinkler systems.
P. Inspect drain fields or drywells.

Q. Inspect manhole covers.
R. Determine the integrity of the thermal window seals or damaged glass.

6.5.3  Basement, Foundation & Crawlspace

I. The inspector shall inspect:

A. The basement.
B. The foundation
C. The crawlspace.
D. The visible structural components.
E. And report any present conditions or clear indications of active water penetration observed by the inspector. 

F. And report any general indications of foundation movement that are observed by the inspector, such as but not limited to sheetrock cracks, brick cracks, out-of-square door frames or floor slopes.

II. The inspector is not required to:

A. Enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector.
B. Move stored items or debris.
C. Operate sump pumps.
D. Identify size, spacing, span, location or determine adequacy of foundation bolting, bracing, joists, joist spans or support systems.
E. Provide any engineering or architectural service.
F. Report on the adequacy of any structural system or component.

6.5.4  Heating

I. The inspector shall inspect:

A. The heating systems using normal operating controls and describe the energy source and heating method.
B. And report as in need of repair heating systems which do not operate.
C. And report if the heating systems are deemed inaccessible.

II. The inspector is not required to:

A. Inspect or evaluate interiors of flues or chimneys, fire chambers, heat exchangers, humidifiers, dehumidifiers, electronic air filters, solar heating systems or fuel tanks.
B. Inspect underground fuel tanks.
C. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system.
D. Light or ignite pilot flames.
E. Activate heating, heat pump systems, or other heating systems when ambient temperatures or when other circumstances are not conducive to safe operation or may damage the equipment.
F. Override electronic thermostats.
G. Evaluate fuel quality.

H. Verify thermostat calibration, heat anticipation or automatic setbacks, timers, programs or clocks.

I.  Inspect tenant owned or maintained heating equipment.

6.5.5  Cooling

I. The inspector shall inspect:

A. The central cooling equipment using normal operating controls.

II. The inspector is not required to:

A. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.
B. Inspect window units, through-wall units, or electronic air filters.
C. Operate equipment or systems if exterior temperature is below 60 degrees Fahrenheit or when other circumstances are not conducive to safe operation or may damage the equipment.
D. Inspect or determine thermostat calibration, heat anticipation or automatic setbacks or clocks.
E. Examine electrical current, coolant fluids or gases, or coolant leakage.

F.  Inspect tenant owned or maintained cooling equipment.

6.5.6  Plumbing

I. The inspector shall:

A. Verify the presence of and identify the location of the main water shutoff valve to each building.
B. Inspect the water heating equipment, including combustion air, venting, connections, energy sources, seismic bracing, and verify the presence or absence of temperature-pressure relief valves and/or Watts 210 valves.
C. Flush a representative number of toilets.
D. Run water in a representative number of sinks, tubs, and showers.
E. Inspect the interior water supply including a representative number of fixtures and faucets.
F. Inspect the drain, waste and vent systems, including a representative number of fixtures.
G. Describe any visible fuel storage systems.
H. Inspect the drainage sump pumps and test pumps with accessible floats.
I. Inspect and describe the water supply, drain, waste and main fuel shut-off valves, as well as the location of the water main and main fuel shut-off valves.
J. Inspect and determine if the water supply is public or private.
K. Inspect the water supply by viewing the functional flow in several fixtures operated simultaneously and report any deficiencies as in need of repair.
L. Inspect and report as in need of repair deficiencies in installation and identification of hot and cold faucets.
M. Inspect and report as in need of repair mechanical drain-stops that are missing or do not operate if installed in sinks, lavatories and tubs.
N. Inspect and report as in need of repair commodes that have cracks in the ceramic material, are improperly mounted on the floor, leak, or have tank components which do not operate.

II. The inspector is not required to:

A. Ignite pilot flames.
B. Determine the size, temperature, age, life expectancy or adequacy of the water heater.
C. Inspect interiors of flues or chimneys, water softening or filtering systems, well pumps or tanks, safety or shut-of valves, floor drains, lawn sprinkler systems or fire sprinkler systems.
D. Determine the exact flow rate, volume, pressure, temperature, or adequacy of the water supply.
E. Determine the water quality or potability or the reliability of the water supply or source.
F. Open sealed plumbing access panels.
G. Inspect clothes washing machines or their connections.
H. Operate any main, branch or fixture valve.

I. Test shower pans, tub and shower surrounds or enclosures for leakage.
J. Evaluate the compliance with local or state conservation or energy standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping.
K. Determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices.
L. Determine whether there are sufficient clean-outs for effective cleaning of drains.
M. Evaluate gas, liquid propane or oil storage tanks.
N. Inspect any private sewage waste disposal system or component within such a system.

O. Inspect water treatment systems or water filters.
P. Inspect water storage tanks, pressure pumps or bladder tanks.

Q. Evaluate wait time for hot water at fixtures, or perform testing of any kind on water heater elements.

R. Evaluate or determine the adequacy of combustion air.

S. Test, operate, open or close safety controls, manual stop valves and/or temperature or pressure relief valves.

T. Examine ancillary systems or components, such as, but not limited to those relating to solar water heating or hot water circulation.

U. Determine the existence or condition of polybutylene plumbing.

6.5.7  Electrical

I. The inspector shall inspect:

A. The service drop/lateral.
B. The meter socket enclosures.

C. The service entrance conductors and report on any noted conductor insulation or cable sheath deterioration.

D. The means for disconnecting the service main.

E. The service entrance equipment and report on any noted physical damage, overheating, or corrosion.
F. And determine the rating of the service amperage.
G. Panelboards and overcurrent devices and report on on any noted physical damage, overheating, corrosion, or lack of accessibility that would permit safe operation and maintenance.
H. The service grounding and bonding.
I. A representative number of switches, receptacles, lighting fixtures and AFCI receptacles.  Although a visual inspection, the removal of faceplates or other covers or luminaires (fixtures) to identify suspected hazards is permitted.

J. And report on any noted missing or damaged faceplates and box covers.

K. And report on any noted switches and receptacles that are painted.

L. And test a representative sample of Ground Fault Circuit Interrupter (GFCI) devices and GFCI circuit breakers observed and deemed to be GFCI's during the inspection using a GFCI tester.

M. And report the presence of solid conductor aluminum branch circuit wiring if readily visible.
N. And report on any tested GFCI receptacles in which power was not present, polarity is incorrect, the cover is not in place, the ground fault circuit interrupter devices are not installed properly or do not operate properly, any evidence of arcing or excessive heat, or where the receptacle is not grounded or is not secured to the wall.

O. And report the absence of smoke detectors.

P. And report on the existance of flexible cords being improperly used  as substitutes for the fixed wiring of a structure or running through walls, ceilings, floors, doorways, windows, or under carpets.

II. The inspector is not required to:

A. Insert any tool, probe or device into the main panelboard, sub-panels, subpanels, distribution panelboards, or electrical fixtures.
B. Operate electrical systems that are shut down.
C. Remove panelboard cabinet covers or dead front covers if they are not readily accessible.
D. Operate overcurrent protection devices.
E. Operate non-accessible smoke detectors.
F. Measure or determine the amperage or voltage of the main service equipment if not visibly labeled.
G. Inspect the fire or alarm system and components.
H. Inspect the ancillary wiring or remote control devices.
I. Activate any electrical systems or branch circuits which are not energized.
J. Operate or reset overload devices.
K. Inspect low voltage systems, electrical de-icing tapes, swimming pool wiring or any time-controlled devices.
L. Verify the service ground.
M. Inspect private or emergency electrical supply sources, including but not limited to generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility.
N. Inspect spark or lightning arrestors.
O. Conduct voltage drop calculations.
P. Determine the accuracy of labeling.

I.  Inspect tenant owned equipment.

6.5.8  Fireplaces

I. The inspector shall inspect:

A. Fireplaces, and open and close the damper doors if readily accessible and operable.
B. Hearth extensions and other permanently installed components.
C. And report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, including clearance from combustible materials

II. The inspector is not required to:

A. Inspect the flue or vent system.
B. Inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.
C. Determine the need for a chimney sweep.
D. Operate gas fireplace inserts.
E. Light pilot flames.
F. Inspect automatic fuel feed devices.
G. Inspect combustion and/or make-up air devices.
H. Inspect heat distribution assists whether gravity controlled or fan assisted.
I. Ignite or extinguish fires.
J. Determine draft characteristics.
K. Move fireplace inserts, stoves, or firebox contents.
L. Determine adequacy of draft, perform a smoke test or dismantle or remove any fireplace component.

M. Perform an NFPA inspection.

N. Determine the appropriateness of any installation.

6.5.9  Attic, Ventilation & Insulation

I. The inspector shall inspect:

A. The insulation in unfinished spaces.
B. The ventilation of attic spaces.
C. Mechanical ventilation systems.
D. And report on the general absence or lack of insulation.

II. The inspector is not required to:

A. Enter the attic or any unfinished spaces that are not readily accessible or where entry could cause damage or pose a safety hazard to the inspector in his or her opinion.
B. Move, touch, or disturb insulation.
C. Move, touch or disturb vapor retarders.
D. Break or otherwise damage the surface finish or weather seal on or around access panels and covers.
E. Identify the composition or exact R-value of insulation material.
F. Activate thermostatically operated fans.
G. Determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers, and wiring.

H. Determine the adequacy of ventilation.

6.5.10  Doors, Windows & Interior

I. The inspector shall:

A. Open and close a representative number of doors and windows.
B. Inspect the walls, ceilings, steps, stairways, and railings.
C. Inspect garage doors and garage door openers.

D. Inspect interior steps, stairs, and railings.

E. Inspect all loading docks.

F. Ride all elevators and escalators.

G. And report as in need of repair any windows that are obviously fogged or display other evidence of broken seals.

II. The inspector is not required to:

A. Inspect paint, wallpaper, window treatments or finish treatments.
B. Inspect central vacuum systems.
C. Inspect safety glazing.
D. Inspect security systems or components.
E. Evaluate the fastening of countertops, cabinets, sink tops and fixtures, or firewall compromises.
F. Move furniture, stored items, or any coverings like carpets or rugs in order to inspect the concealed floor structure.
G. Move drop ceiling tiles.
H. Inspect or move any household appliances..
I. Inspect or operate equipment housed in the garage except as otherwise noted.
J. Verify or certify safe operation of any auto reverse or related safety function of a garage door.
K. Operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state, or federal standards.
L. Operate any system, appliance or component that requires the use of special keys, codes, combinations, or devices.
M. Operate or evaluate self-cleaning oven cycles, tilt guards/latches or signal lights.
N. Inspect microwave ovens or test leakage from microwave ovens.
O. Operate or examine any sauna, steam-jenny, kiln, toaster, ice-maker, coffee-maker, can-opener, bread-warmer, blender, instant hot water dispenser, or other small, ancillary devices.
P. Inspect elevators.
Q. Inspect remote controls.
R. Inspect appliances.
S. Inspect items not permanently installed.
T. Examine or operate any above-ground, movable, freestanding, or otherwise non-permanently installed pool/spa, recreational equipment or self-contained equipment.
U. Come into contact with any pool or spa water in order to determine the system structure or components.
V. Determine the adequacy of spa jet water force or bubble effect.
W. Determine the structural integrity or leakage of a pool or spa.

X. Determine combustibility or flammability.

X. Inspect tenant owned equipment or personal property.

6.5.11  Life-Safety

I. The inspector shall:

A.  Inspect the address or street number to determine that it is visible from the outside with numbers in contrast to their background.

B.  Look for the existence of fire alarm systems.

C.  Inspect for alarm panel accessibility.

D.  Inspect for the existence of portable dry chemical extinguishers and their accessibility.

E.  Inspect for the existence sprinkler systems.

F.  Inspect for the existence of emergency lighting systems.

G.  Inspect for exit signs at all exits and inspect for independent power sources such as batteries.

H.  Inspect for the existence of directional signs where exit location is not obvious.

I.  Inspect for the existence of signs over lockable exit doors stating "This Door Must Remain Unlocked During Business Hours."

J.  Inspect for penetrations in any walls or ceilings that separate the exit corridors and/or stairwells from the rest of the building.

K.  Inspect for fire separation doors that appear to have been blocked or wedged open or that do not automatically close and latch.

L.  Inspect exit stairwell handrails.

M.  Inspect for exit trip hazards.

N.  Inspect for the existence of at least two exits to outside.

O.  Inspect to determine that the exit doors were not locked from the inside, chained, bolted, barred, latched or otherwise rendered unusable at the time of the inspection.

P.  Inspect the storage at the time of the inspections to determine if it is potentially obstructing access to fire extinguishers, alarm panels, or electric panel boards, or if it is obstructing aisles, corridors, stairways or exit doors, or if it is within 18 inches of sprinkler heads or if it is within 3 feet of heat generating appliances or electrical panel boards at the time of the inspection.

II. The inspector is not required to:

A.  Test alarm systems or determine if alarms systems have been tested.

B.  Inspect or test heat detectors or sprinkler systems.

C.  Determine combustibility or flammability of materials or storage.

D.  Determine the adequate number of fire extinguishers needed or their ratings.

E.  Test or inspect fire extinguishers, their pressure, or for the existence of extinguisher inspection tags and/or tamper seals.

F.  Inspect or test fire pumps or Fire Department connections.

G.  Inspect or test cooking equipment suppression systems.

H.  Determine the operational time of emergency lighting or exist signs.

I.  Determine fire ratings of walls, ceilings, doors, etc.

J.  Inspect, test, or determine the adequacy of fire escapes or ladders.

K.  Inspect Fire Department lock boxes or keys.

L.  Inspect fire hydrants or fire lanes.

M.  Inspect parking and/or outdoor lighting.

N.  Inspect for unauthorized entry and/or crime issues.

O.  Inspect or test security systems.

P.  Inspect for pet or livestock safety issues.

7.1  Format

This standard does not require any one particular report format.  It is InterNACHI's opinion that the commercial inspection industry and consumer clients are best served when inspectors are free to compete through report generation innovation.

7.2  Opinions of shutdown systems

The inspector should still try to render an opinion of the condition of systems even if they were shutdown or were not operational at the time of the walk-through survey.

7.3  Obsolescence

The client should only rely on the inspection report at the point in time that the inspector's observations where being made and research was being conducted.  The client should deem the report as obsolete to some extent, even while it is being prepared.

7.4  Site-specific

The client should understand that an inspection performed in accordance with this standard only relates to the observations made and research conducted.  Consequently this standard does not address issues such as business operations at the subject property, deed encumbrances, neighborhood conditions, etc.

7.5  Cost to remedy

The inspector is not required to provide repair estimates or opinions of costs to remedy.  The inspector may offer opinions about such costs as a courtesy but the offering of these opinions is outside the scope of a commercial inspection.

8.  Limitations, exceptions & exclusions

8.1. Limitations:

I. An inspection is not technically exhaustive.
II. An inspection will not identify concealed or latent defects.
III. An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic defects, etc.
IV. An inspection will not determine the suitability of the property for any use.
V. An inspection does not determine the market value of the property or its marketability.

VI. An inspection does not determine the insurability of the property.
VI. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.
VIII. An inspection does not determine the life expectancy of the property or any components or systems therein.
IX. An inspection does not include items not permanently installed.
X. These Standards of Practice apply only to commercial properties.

8.2. Exclusions:

I. The inspectors are not required to determine:

A. Property boundary lines or encroachments.
B. The condition of any component or system that is not readily accessible.
C. The service life expectancy of any component or system.
D. The size, capacity, BTU, performance, or efficiency of any component or system.
E. The cause or reason of any condition.
F. The cause of the need for repair or replacement of any system or component.
G. Future conditions.
H. The compliance with codes or regulations.
I. The presence of evidence of rodents, animals or insects.
J. The presence of mold, mildew or fungus.
K. The presence of air-borne hazards.
L. The presence of birds.
M. The presence of other flora or fauna.
N. The air quality.
O. The existence of asbestos.
P. The existence of environmental hazards.
Q. The existence of electro-magnetic fields.
R. The presence of hazardous materials including, but not limited to, the presence of lead in paint.
S. Any hazardous waste conditions.
T. Any manufacturer's recalls or conformance with manufacturer's installation or any information included for consumer protection purposes.
U. Operating costs of systems.
V. Replacement or repair cost estimates.
W. The acoustical properties of any systems.
X. Estimates of the cost of operating any given system.

Z. Resistance to seismic activities.

II. The inspectors are not required to operate:

A. Any system that is shut down.
B. Any system that does not function properly.
C. Or evaluate low voltage electrical systems such as, but not limited to:
1. Phone lines.
2. Cable lines.
3. Antennae.
4. Lights.
5. Remote controls.
D. Any system that does not turn on with the use of normal operating controls.
E. Any shut off valves or manual stop valves.
F. Any electrical disconnect or over current protection devices.
G. Any alarm systems.
H. Moisture meters, gas detectors or similar equipment.

I. Sprinkler or fire suppression systems.

III. The inspectors are not required to:

A. Move any personal items or other obstructions, such as, but not limited to:

1. Throw rugs.
2. Furniture.
3. Floor or wall coverings.
4. Ceiling tiles
5. Window coverings.
6. Equipment.
7. Plants.
8. Ice.
9. Debris.
10. Snow.
11. Water.
12. Dirt.
13. Foliage.
14. Pets

B. Dismantle, open, or uncover any system or component.
C. Enter or access any area which may, in the opinion of the inspector, be unsafe.
D. Enter crawlspaces or other areas that are unsafe or not readily accessible.
E. Inspect or determine the existence of underground items such as, but not limited to, underground storage tanks, whether abandoned or actively used.
F. Do anything which, in the inspector's opinion, is likely to be unsafe or dangerous to the inspector or others or damage property, such as, but not limited to, walking on roof surfaces, climbing ladders, entering attic spaces or interacting with pets or livestock. 
G. Inspect decorative items.
H. Inspect common elements or areas in multi-unit housing.
I. Inspect intercoms, speaker systems, radio-controlled, security devices or lawn irrigation systems.
J. Offer guarantees or warranties.
K. Offer or perform any engineering services.
L. Offer or perform any trade or professional service other than commercial property inspection.
M. Research the history of the property, report on its potential for alteration, modification, extendibility, or its suitability for a specific or proposed use for occupancy.
N. Determine the age of construction or installation of any system structure, or component of a building, or differentiate between original construction and subsequent additions, improvements, renovations or replacements thereto.
O. Determine the insurability of a property.

P. Perform or offer Phase 1 environmental audits.

Q. Inspect on any system or component which is not included in these standards.

Inspectors performing inspections in accordance to this standard must maintain a high level of  business ethics.

 

9.1  Duty to client

9.1.1  The inspector shall substantially follow this standard unless the scope of work indicates otherwise.

9.1.2  The inspector shall not engage in any practices that could be damaging to the client or bring discredit to the inspection industry.

9.1.3  The inspector shall be fair, honest, impartial, and act in good faith in dealing with the client.

9.1.4  The inspector shall not discriminate on the basis of race, color, religion, sex, national origin, familial status, or handicap and shall comply with all federal, state and local laws concerning discrimination.

9.1.5  The inspector member shall be truthful regarding his/her services & qualifications.

9.1.6  The inspector shall have no undisclosed conflict of interest with the client, nor shall the inspector accept or offer any undisclosed commissions, rebates, profits or other benefit, nor shall the inspector accept or offer any disclosed or undisclosed commissions, rebates, profits or other benefit from real estate agents, brokers or any third parties having financial interest in the sale of the property nor shall the inspector offer or provide any disclosed or undisclosed financial compensation directly or indirectly to any real estate agent, real estate broker or real estate company for referrals or for inclusion on lists of preferred and/or affiliated inspectors or inspection companies.

9.1.7  The inspector shall not communicate any information about an inspection to anyone except the client without the prior written consent of the client, except in cases when the information may affect the safety of others or violates a law or statute.

9.1.8  The inspector shall always act in the interest of the client, unless doing so violates a law or statute.

9.1.9  The inspector shall use a written scope of work agreement that specifies the services to be performed, the limitations of services and fees.

9.1.10  The inspector shall comply with all government rules and licensing requirements in the jurisdiction where he/she conducts business.

9.1.11  The inspector shall not perform or offer to perform, for an additional fee, any repairs or associated services to the structure for which the inspector or inspector's company has prepared a commercial inspection report, for a period of 12 months. This provision shall not include services to components and/or systems which are not included in this standard.