EXCLUSIONS & LIMITED INSPECTIONS
* EXCLUSIONS defined. – A Home Inspection is an observation and opinion of the present condition of a structure, item or component of a residential unit during a specific period of time preferred to as a “Snap Shot” in time consisting of a few seconds or minutes in duration. The Inspection or observation is made on the basis of what is visible and readily accessible at the time of the inspection. On occasion, items are not inspected due to the below reasons which are beyond control of the INSPECTOR.
This inspection or observation does not include areas such as, but not limited to, those areas that are enclosed or inaccessible, areas concealed by cabinets, wall coverings, floor coverings, furniture, equipment, stored articles, insulation, personal items, storage or any portion of the structure in which inspection would necessitate removing or defacing any part of the structure. In addition, it does not cover defects that may be found under the soil that was hidden from sight of a visual inspection., such as septic tanks and drain fields, underground piping and drains, or electrical wiring, tree roots or soil erosion.
EXCLUSIONS = UNITS OR ITEMS NOT INSPECTED: On occasion, Items are not able to be inspected due to the below conditions which are beyond control of the Inspector
1) ITEMS NOT PRESENT 2) ITEMS NOT ACCESSIBLE 3) ITEMS OBSTRUCTED FROM VIEW 4) WEATHER CONDITIONS
1) NOT PRESENT = An item was NOT PRESENT and therefore NOT inspected. This refers to normal household features and appliances that are common. In some cases, an item may be present however hidden from view or has been removed. An example of why something would not be present would be that the item was not a standard feature when the home was constructed or an item has been removed during a renovation.
2) ITEM NOT ACCESSIBLE = This item was NOT accessible and therefore NOT inspected. The inspector makes no representations of whether or not such an item was functioning as intended or not. The INSPECTOR is not responsible for items that can not be examined. An example of why something would not be accessible would be blockage by furniture or personal items, locked or concealment. If critical to the home purchase decision, we recommend subsequent follow-up by a licensed and qualified tradesperson or a re-inspection by the Home Inspector (Re-Inspection fee applies) prior to closing when the property is vacant and more visible.
3) OBSTRUCTED FROM VIEW: = This item was obstructed from view and therefore NOT inspected. The inspector makes no representations of whether or not such an item was present or present and functioning as intended or not. The INSPECTOR is not responsible for items that can not be examined because it was obstructed from view.
This can occur more so in an occupied home then one that is vacant. Many times, moving boxes, displaced personal items and general disorder that accompanies a move can conceal, hide and prevent an INSPECTOR from discovering defects in attics, garages, cabinets and closets. A less obvious example of why something would be obstructed from view would be in the attic due to insulation or other coverings or restricted access due to low head space for safe passage.
Another example would be roof shingle underlayment and flashing as it is rarely exposed for verification since it is concealed under the shingles, however can sometimes be verified at various locations on the roof and off ridge vent openings.
Slab foundations can only be examined from the exterior perimeter for obvious defects or conditions conductive to potential defects. In crawl spaces, an INSPECTOR may encounter limited or restricted access or blockage due to pipes, air ducts, cross beams, etc.
4) WEATHER CONDITIONS – On occasion, the weather can prevent the inspection of exterior items of the structure or roof and will be stated as such.While the INSPECTOR is not responsible for items that can not be inspected due to adverse weather conditions, a reinspection may be requested for items that were unable to be inspected, at the clients option if deemed important to the buying decision and prior to the expiration of the contract inspection contingency period.
LIMITED INSPECTIONS DEFINED:
SWIMMING POOL: A limited swimming pool and pool pump inspection is provided as a courtesy, at no additional charge, to determine the general condition of the pool surface and that the pool pump and filtering system is functioning as intended.
The inspection is not for structural certification, building code or child safety compliance or to determine pool leaks. Solar panels are visually inspected to determine that they are attached and secured to the roof, and for evidence of leakage. Electric or Electric Heat Pump Pool heaters are visually inspected for activation only. Solar systems, and Pool Heaters are checked for activation purposes only and not for heating effectiveness. Chlorinator systems are not tested. Child safety fencing or pool alarms are not tested. This inspection is not a code inspection, nor is it a certification of compliance with any applicable building or child safety codes. Pool pump filters are not inspected. Above ground pools are considered personal items and are not inspected.
* LAWN IRRIGATION SYSTEM: The irrigation timer will be tested for activation along with a sampling of Individual sprinkler heads and zones when the water is “ON” and operational and the control panel box is unlocked.
* APPLIANCES: If included with the purchase. Kitchen appliances such as the Range/ Oven, Range Hood, Microwave oven, Dishwasher and the Refrigerator are inspected for activation only. Heating devices are inspected briefly for warmth, but not for full heating capacity. The Refrigerator is inspected for general coolness and to ensure that it is operational at time of the inspection but not for full cooling capacity. The Ice maker is not tested unless the water supply is connected and turned on and ice is readily available to dispense. The INSPECTOR does not warrant or guarantee that any of the appliances are operational to their fullest potential nor express or imply that they will continue to operate past the day of the inspection. In the case whereby an Appliance is UN-PLUGGED upon arrival, said Appliances are NOT tested as the reason for the unit to be unplugged is unknown and could be potentially unsafe to operate or may damage the appliance. Washer & Dryer Appliances are inspected for activation only and no warranties or guarantees are either expressed or implied. Washer drain pipes are visually inspected however not physically tested for blockage. The general appearance of an appliance is not a consideration and normal wear and tear and deterioration should be anticipated. Chips, cracked glass, broken handles, etc. are normal and should be expected. Appliances past their anticipated lifespan has ZERO value and should be considered for replacement in the unforeseen future.
* OTHER HEATING DEVICES: Fireplaces and wood burning Stoves are not tested, however visually inspected for obvious safety defects. The Chimney stack may be physically inspected for stability and obvious defects in the chimney enclosure, however the interior of the of flue is not inspected for defects or blockage and the cap is not removed. The INSPECTOR recommends that all chimneys be tested and cleaned by a fireplace/ chimney specialist prior to initial usage upon closing, or if this is a concern, then further inspections are recommended within the time limit or contingency period of the contract and prior to closing.
* BOAT HOUSE/DOCKS/SEAWALL: A visual Boat House, Dock and/or Seawall inspection is provided at no additional charge, when applicable, to determine the general condition. The inspection is not for structural certification and offers no warranties, either express or implied. The INSPECTOR is not responsible for wood decay or wood damage that is hidden and/or under water or has been under water.
* OUT BUILDINGS: Out Buildings, Sheds and, Permanent Storage building inspections are not included in a general home inspection, however as a courtesy, may be provided at no additional charge, to determine the general condition of the structure, however. the inspection is not for structural certification and offers no warranties, either express or implied.
* WELLS: A limited inspection of pumps and equipment is provided at no additional charge, when applicable, to determine the general condition of the system and if the system is operational as intended on the day of the inspection. Home Inspectors are not specialist, and cannot warrant or guarantee the longevity or functionality of systems that are under ground and that include multiple mechanical parts that are subject to maintenance due to breakage and/or malfunction. Wells require regular maintenance and inspections by a Well Specialist for optimum performance. The INSPECTOR recommends that all wells be inspected by a Well Specialist prior to closing and within the inspection contingency period of the Real estate Purchase Contract/ Agreement.
* SEPTIC & WELL SYSTEMS: Client understands and agrees that the sanitation system may be either public sewer or a private septic system and the disclosure of such system is that of the seller per the Seller’s Disclosure or listing agent per MLS data, or public records of the county which the property is located and not that of the Home Inspector/ Home Inspection company, nor the Selling agent. If the property sanitation system includes a Septic tank & Drain field, it will be the responsibility of the Client or Homebuyer to have it inspected separately from the Home Inspection. A Septic system inspection is NOT INCLUDED with a General Home Inspection. Home Inspectors are not Plumbing or Septic specialist, and cannot warrant or guarantee the longevity or functionality of systems that are under ground and that are subject to maintenance due to blockage and/or malfunctions. Septic systems require routine maintenance and inspections by a qualified Septic specialist for optimum performance. The INSPECTOR recommends that septic tanks and drain fields be inspected by a Septic Company or Specialist prior to closing and within the inspection contingency period of the Real Estate Purchase Contract/ Agreement.
* DRAIN PIPES: Client understands and agrees that testing of the sanitation drain system is limited to flushing of toilets and the viable inspection of exposed pipes under the Kitchen and bath sinks when the water is allowed to run for a limited period of time not to exceed 10 minutes, which may not be sufficient time to discover clogs or internal pipe damage or decay. Drain pipes on vacant homes, older homes or homes with cast iron drains, homes with a history of drain problems, septic systems, homes with large trees are subject to internal pipe damage or decay and clogging which can only be detected by further inspection and testing by a licensed plumbing specialist or video -scan of the internal piping system.
Plumbing Drains: Visible drains can appear to be operational at the time of the inspection with no clogs, however only a video-scan of the interior of drain pipes and drain lines can fully confirm their actual condition. All items in a residential structure including drains pipes have a life span and are subject to failure at any time. Since underground drains are not visible, they are outside the scope of a general home inspection, If critical to the home purchase decision, we recommend subsequent follow-up by a licensed and qualified tradesperson that may be better equipped to perform a Video -scan inspection of drain pipes prior to the expiration of the contract contingency period and prior to closing.
The decision to order a video scan of drain pipes is that of the owner, or homebuyer prior to the expiration of the contract contingency period.
Listed below is a few reasons why a video scan should be considered. Common reasons for drain issues to occur is when a home is:
- When a home has been vacant for an extended period of time,
on older homes or homes with known cast Iron drain pipes, which are not always visible or hidden behind walls or under ground. - Homes with large trees on the property
- Homes that have a history of drainage issues per the Sellers Disclosure.
In the event that this property identifies with any of these conditions, then it would be prudent to have the drain lines “Video-scanned” prior to the expiration of the inspection contingency period and prior to closing.
Please keep in mind that while PVC drains pipes may be visible under cabinets, they can still be connected to mixed piping including Cast iron drain pipes behind walls and under the foundation which is not visible.
More information is available on the internet concerning Homes built before 1975 and issues with cast Iron drains. LINK:https://www.pipelawsuit.com/blog/houses-built-before-1975/
* CRAWL SPACE: A limited crawl space inspection is provided from one point of entry of the crawl space, at no additional charge to determine the general condition of supporting structures and for any obvious defects in plumbing or electrical issues that are visible from the point of entry only. The INSPECTOR does not physically enter the crawl space. Client understands and agrees that a limited crawl space inspection may not be sufficient to determine issues with plumbing, electrical, HVAC ducts in areas that are not visible from the access entry and said inspection is not for structural certification or building code compliance.
An OPTIONAL full crawl space inspection may be ordered for an additional fee that includes physical entry by the INSPECTOR when reasonable access is available as defined below. A Full Crawl Space Inspection is NOT for structural certification or building code compliance which can only be obtained by a structural engineer or building code inspector. A Full Crawl Space inspection is not a WDO inspection for termites or other wood destroying organisms which can only be obtained by a licensed pest control card holder / company.
REASONABLE ACCESS: Building codes require that crawl spaces be made accessible. The 2012 IRC describes the minimum crawl space accessibility requirements as follows:
R408.4 Access. Access shall be provided to all under-floor spaces. Access openings through the floor shall be a minimum of 18 inches by 24 inches (457 mm by 610 mm).
Openings through a perimeter wall shall be not less than 16 inches by 24 inches (407 mm by 610 mm). When any portion of the through-wall access is below grade, an areaway not less than 16 inches by 24 inches (407 mm by 610 mm) shall be provided. In the event the above requirements are not available, then only the above LIMITED inspection will be provided and the Client will not be charged for the FULL Crawl Space Inspection.
* PERSONAL ITEMS / PLAYHOUSE/ PLAY EQUIPMENT, MISC ITEMS: A Home Inspection is an INSPECTION of a residential unit and attachments however does not include personal items such as Barbeque grills, picnic tables, outside refrigerators, Window A/C units that are not the primary HVAC system, Ceiling fans, both interior and exterior, Pool accessories, Fireplace accessories, Play houses or sheds or other items of a personal nature and items that are not attached to the property. Satellite dish and/or antennas are NOT inspected. Alarm systems & connecters, cable housing control boxes may be leased or owned by the seller. Buyer to seek information from the Seller for details. INSPECTOR does not inspect Alarm systems or contacts or cable systems.
* EXCESSIVE DEFECTS: Homes with an excessive amount of defects compared to an average home will be stated as such in the Inspection report and while the bulk of defective items will be attempted to be recorded, defective items in excess of what would be concieved as normal, may not be included in the written report. When a property or structure is determined to have excessive amount of defects, this should be a Red Flag to both buyer(s) and the Seller of the property and should be considered as high risk.
Buyer(s) should be aware that an inspection on an occupied home, that clothing and other stored items in the closets and cabinets can obstruct the view of what would otherwise be obvious defects. Moving boxes and personal storage in rooms and garages often obstructs the view of defects that are later discovered after the seller moves out of the structure. In addition, walls, baseboards, trim and flooring can be damaged during the moving process. On the exterior, light fixtures, driveways, sidewalks, yawns, and irrigation heads can be damaged during a move by oversized moving trucks or workers not respecting the property. In the event that high moisture readings are detected in cabinets or behind walls, correction and/or further investigation is strongly recommended as deterioration and/or mold growth could occur if left uncorrected. A Home Inspection is an observation of systems and structures during a precise and often short period of time referred to as a “Snap Shot” in time.
* BREAKAGE: Inspected items that would be categorized as “Marginal” are at risk during the inspection and subject to breakage when “tested” due to its age or condition at the time of the inspection. Items that break “when tested” are considered “REPAIR or PEPLACE” items that was at the end of their life span and items that would have eventually broke or become defective after “Move-In”. These items are the responsibility of the Seller unless assumed by the buyer, and not the responsibility of the INSPECTOR or INSPECTION Company or Real Estate agent or company to repair or replace. The condition of aged or defective items can escalate immediately after the departure of a Home inspector, therefore the inspector, Inspection Company , Realtor or other parties to the agreement are not responsible for events that may occur after the home inspection and prior to and after closing.
EXCLUSIONS- Any & all items not listed above are excluded from the Home Inspection unless otherwise ordered as an “ADD-ON” inspection as stated below.
EXCLUSIONS- ADD-ON Inspections are not included in this AGREEMENT unless otherwise ordered. Ordered Add-On inspections shall be noted on the company invoice which will be e-mailed to the client prior to the inspection or delivered to the CLIENT at time of the inspection.
AVAILABLE ADD-ON INSPECTIONS: Full Crawl Space,Wind Mitigation, Four Point, Limited Mold Screening service with Air and/or surface samplings. Add-On inspection reports are e-mailed to the client separately from the Home inspection report.
INSPECTIONS THAT ARE NOT OFFERED: SWIMMING POOL INSPECTION for leaks or structural concerns, WDO, RADON, ASBESTOS, LEAD PAINT, WATER QUALITY, SEPTIC & WELL SYSTEMS inspections are not available or performed by AmeriHome Advisors, LLC or Amerihome Inspection Services.
These inspections may be ordered for the client and performed during the same inspection appointment day and time period, as an independent inspection or may be ordered by the client directly with vendors that offer these services and inspections.
DEFINITIONS AND DISCRIPTIONS: INDEPENDENT INSPECTIONS:
SWIMMING POOL, WDO & SEPTIC/DRAIN FIELD, WELL & WATER QUALITY INSPECTIONS ARE iNDEPENDENT INSPECTIONS that are common in real estate transactions and not included in a general home inspection.
SWIMMING POOL: A limited swimming pool and pool pump inspection is often provided as a courtesy, at no additional charge, to determine the general condition of the pool surface and that the pool pump and filtering system is functioning as intended however this inspection is not for structural certification or to determine pool leaks. The inspection provided is not a code inspection., nor is it a certification of compliance with any applicable building or child safety codes. In the event that leaks or structural issues exist or is suspected, then it is recommended that a independent swimming pool inspection be made from a licensed swimming pool specialist or leak detector inspector. A list of pool service companies are located on our website at www.amerihomeadviosrs.com
WDO (Wood Destroying Organism) Inspection may be ordered by any state licensed pest control company that offers WDO inspections. The term “WDO” in the state of Florida is defined as a visual, non-intrusive inspection for four specific Wood Destroying Organism; Termites, Power Post beetles, Old house bores and Wood – Decaying Fungi. An inspection is performed and reported on any and all visible evidence of the four organisms that is present on the day of the inspection, otherwise preferred to as a “Snap Shot” in time. Any evidence that is observed will be pointed out to the client, if present and if it is readily accessible to the client, otherwise any discoveries shall appear in an official report. In addition, a WDO card holder should photograph the evidence and include the photos in the report.
The client understands and agrees that a Wood Destroying Organism Inspection (WDO) is a Visual, Non-Intrusive inspection of readily accessible areas that may be required by a lender or insurance company and will not cover areas that are inaccessible or concealed from view. Therefore, a non-intrusion visual WDO inspection, does not constitute a guarantee of the absence of Wood Destroying Organisms.
INTRUSIVE PEST INSPECTION: Some pest control companies may offer intrusive inspections, with permisson from the property owner, and provide treatments, preventive treatments or offer preventive options. In the event that a property is suspected of infestations due to visual evidence or previous issues or treatments, then an Intrusive inspection is recommended to be approved by the seller prior to closing and prior to the contingency period provided in the Real Estate Contract (AGREEMENT) and preformed by a pest control company that offers intrusive inspections and treatments. A WDO document may or may not be provided.
Amerihome Advisors,LLC dba Amerihome Inspection Services does not perform WDO inspections. WDO inspections are outside the scope of a General Home Inspection. In the event that a WDO inspection is desired or required, an inspection may be ordered by any state licensed pest control company that offers WDO inspections and in most cases your WDO inspection can be performed on the same day and time slot as your home inspection. Homes that are frame construction are recommended to be inspected by a pest control specialist that also offers treatment options.
A Non-Intrusive WDO inspection may be ordered through AmeriHome Inspection Services for the Client and performed by a licensed card holder in the State of Florida that has registered under the provisions of Chapter 482.; Phil Gribbons, Lic. # JE 201242/ M.I. Pest Control The client understands and agrees that this inspection will be of readily accessible areas only and will not cover areas that are inaccessible or concealed from view. Therefore, a WDO inspection peformed by M.I. pest control, does not constitute a guarantee of the absence of Wood Destroying Organisms and NO treatments will offered or provided. An official WDO document will be provided.
SEPTIC, WELL, PUMP & WATER QUALITY INSPECTIONS are not included in a general home inspection however recommended. to be performed by independent septic specialist and service companies prior to the expiration of the contract contingency period and prior to closing. A Septic tank inspection should include a drain field evaluation. The location and depth of a well or pump system should be verified and confirmed and a water quality test performed. In most cases a drinking water purification system may be recommended by the specialist . Septic, Drain field, Well, Water Pump and Water Quality inspections are outside the scope of a General Home Inspection and not included.
“ADD-ON” INSPECTIONS: The below optional “Add-On” inspections, may be ordered along with the full home inspection and performed by Amerihome Advisors, LLC, are defined as below:
WIND MITIGATION- An optional Wind Mitigation Inspection and the 1802 report may be ordered along with the Full Home Inspection. If ordered, the Client understands and agrees that this additional inspection is limited to the inspection items defined in the 1802 report and is separate from the full home inspection report. The purpose of this inspection is to verify and document construction methods used to resist wind loads on the home in adverse conditions. It is not an assurance that this home will be protected or whether it can withstand specific types of adverse conditions. By having this limited inspection, it may be determined that the home may qualify for reduced insurance rates, however any reduction or discounts is at the sole discretion of the insurance company or underwriters and is not a guarantee by the Home Inspection company. Other deficiencies may exist in the home and is not intended to be discovered with the Wind Mitigation Inspection alone. This inspection is a visual inspection of those construction features that are visually available and is limited in nature. Any test areas and documentation photos taken is a representation only of expected features throughout the structure which may be concealed from view and offers no guarantees that the same documented feature represents every component located in the roof or attic. If ordered along with the full home inspection, this report shall be available at a discount and delivered to the client via e-mail as a PDF within 24 to 48 hours of the home inspection.
FOUR POINT INSURANCE Inspection – An Optional Insurance Inspection known as a FOUR POINT Inspection is a summary report including applicable data concerning the four primary components of the home; i.e. 1) the Roof 2) The HVAC system 3) The Electrical System 4) The Plumbing system and related plumbing fixtures. This report is often required by the Insurance company or underwriter, on older homes that are 30 years of age or older. Some insurance companies may require this report regardless of the age of the structure. It is recommended that you check with your insurance company or agent as to the necessity of this report prior to ordering.
If ordered along with the full home inspection, this report shall be available at a discount and delivered to the client via e-mail as a PDF within 24 to 48 hours of the home inspection.
MOLD INSPECTION / AIR OR SURFACE QUALITY SAMPLING –
A Home Inspection does not include a Mold inspection or Air Quality sampling unless ordered as an “add-on” inspection. If “mold -like substance” is visible and discovered during the general home inspection, then said notification will be noted in the inspection report and further investigation or mediation will be recommended. If high moisture readings are discovered behind the tub or shower walls or in cabinets, it is recommended to order air samples or surface testing. Mold organisms grow in damp, dark spaces and are often located behind shower walls, ceilings, roofs or any area that has experienced water intrusion from leaks. Mold can grow in as little as 72 hours given the right conditions. The discovery of mold behind walls or in dark damp areas of the home that has experienced high moisture or leakage is not uncommon and should be expected. Previous Plumbing repairs can be subject to breakage and or leaks if not properly corrected. A home inspection is primarily visual and improper repairs and/or new leaks can go undetected and later discovered by the home buyer after closing. While the inspector has your best interest in mind and does his/her best to discover any potential mold issues, discovery of Mold behind walls is not included in a general home inspection and is the sole responsibility of the owner and not that of the Home Inspection Company or Inspector.
A Optional “Limited Mold Inspection” may be ordered as an “Add-On” inspection to the General Home Inspection with a separate inspection report which includes two air quality or surface samplings as described below. In most cases, if mold is already suspected, then only the Air Quality Sampling may be necessary as offered below. Additional information is provided on our website at www.amerihomeadvisors.com
An Optional Air Quality assessment for Mold related issues may be ordered as an “ADD-ON” inspection to the General home inspection, in defined areas which includes one air -o-cell sample for laboratory analysis on the exterior of the home as a base-line and one air -o-cell sample in the interior of the home, in the area of most concern. Air samples are provided using IAC2 Standards of Practice. A separate report will be issued by EMSL Analytical, Inc. and not by the Inspector/ Inspection company. Additional air samples may be ordered in other areas of concern for a fee. Laboratory results are deliverable within 48 to 72 hours after being received by EMSL Analytical, Inc. or other laboratories at the sole discretion of the Mold Inspector and will be e-mailed to the client, to the e-mail address provided as a PDF. Please note that all properties will have air pollutants, impurities or Toxins to some degree which is common and may not be an issue or concern. A sample Air Quality Report is available on our website at www.amerihomeadvisors.com for viewing. The below waiver is provided for disclosure purposes when further MOLD Inspection or Air Quality Sampling is not requested and ordered.
MOLD WAIVER: All properties may be subject to contamination by mold or other air pollutants, Impurities or Toxins and Amerihome Advisors,LLC offers an optional-limited mold assessment and air quality sampling for an additional fee. Molds produce tiny spores to reproduce. Mold spores waft through the indoor and outdoor air continually. When mold spores land on a damp spot indoors, they may begin growing and digesting whatever they are growing on in order to survive. There are molds that can grow on wood, paper, carpet, and foods. When moisture or water accumulates indoors, mold growth will often occur, particularly if the moisture problem remains undiscovered or unaddressed.
Please be advised of the potential health effects and symptoms associated with mold exposures including allergic reactions, asthma, and other respiratory complaints. There is no way to determine if there is mold and if it is a health concern without testing.
FULL CRAWL SPACE INSPECTION – An Optional Full Crawl Space Inspection is an observation of the below listed items which are common concerns typically found below the finish floor of a wood frame residential structure.
The SCOPE for a Full Crawl Space Inspection includes the below observations:
· Pooling or standing water
· Visible damage to HVAC air ducts
· Leaky plumbing pipes, drains and moisture issues
· Voids in the seams between the foundation walls and the footings or Vertical Foundation cracks
· Rodent infestation
· Obvious Electrical issues
· Obvious Wood floor joist damage
· Under Floor Insulation & Vapor barrier protection observation
Please note that this Inspection is not for Structural, Building Code compliance or WDO Certification which requires separate licensing in the State of Florida.
A summary of InterNACHI tandards of Practice exclusions visit FAO-Exclusions Summary
Other exclusions may apply. A separate pre-inspection agreement will be sent for your review upon ordering a home inspection.