Residential Standards – Four or Fewer Units
- Originally Adopted September 13, 1983
- Revised November 1, 1996
- Revised April 15, 1999
- Revised July 12, 2003
- Revised April 15, 2006 — Effective July 1, 2006
Note: Italicized words in this document are defined in the Glossary of Terms.
Download the CREIA Residential Standards of Practice (PDF: 110KB)
Table of Contents
These Standards of Practice provide guidelines for a real estate inspection and define certain terms relating to these inspections. Italicized words in these Standards are defined in Part IV, Glossary of Terms.
- A. A real estate inspection is a survey and basic operation of the systems and components of a building which can be reached, entered, or viewed without difficulty, moving obstructions, or requiring any action which may result in damage to the property or personal injury to the Inspector. The purpose of the inspection is to provide the Client with information regarding the general condition of the building(s). Cosmetic and aesthetic conditions shall not be considered.
- B. A real estate inspection report provides written documentation of material defects discovered in the inspectedbuilding’ssystems and components which, in the opinion of the Inspector, are safety hazards, are not functioning properly, or appear to be at the end of their service lives. The report may include the Inspector’s recommendations for correction or further evaluation.
- C. Inspections performed in accordance with these Standards of Practice are not technically exhaustive and shall apply to the primary building and its associated primary parking structure.
II. Standards of Practice
[tabs slidertype=”left tabs”] [tabcontainer] [tabtext]Foundation, Basement, and Under-floor Areas[/tabtext] [tabtext]Exterior[/tabtext] [tabtext]Roof Covering[/tabtext] [tabtext]Attic Areas and Roof Framing[/tabtext] [tabtext]Plumbing[/tabtext] [tabtext]Electrical[/tabtext] [tabtext]Heating and Cooling[/tabtext] [tabtext]Fireplaces and Chimneys[/tabtext] [tabtext]Building Interior[/tabtext] [/tabcontainer] [tabcontent] [tab]
A. Items to be inspected:
Foundation system
Floor framing system
Under-floor ventilation
Foundation anchoring and cripple wall bracing
Wood separation from soil
Insulation
B. The inspector is not required to:
Determine size, spacing, location, or adequacy of foundation bolting/bracing components or reinforcing systems
Determine the composition or energy rating of insulation materials
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A. Items to be inspected:
Surface grade directly adjacent to the buildings
Doors and windows
Attached decks, porches, patios, balconies, stairways, and their enclosures
Wall cladding and trim
Portions of walkways and driveways that are adjacent to the buildings
B. The inspector is not required to:
Inspect door or window screens, shutters, awnings, or security bars
Inspect fences or gates or operate automated door or gate openers or their safety devices
Use a ladder to inspectsystems or components
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A. Items to be inspected:
Covering
Drainage
Flashings
Penetrations
Skylights
B. The inspector is not required to:
Walk on the roof surface if in the opinion of the Inspector there is risk of damage or a hazard to the Inspector
Warrant or certify that roof systems, coverings, or components are free from leakage
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A. Items to be inspected:
Framing
Ventilation
Insulation
B. The inspector is not required to:
Inspect mechanical attic ventilation systems or components
Determine the composition or energy rating of insulation materials
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A. Items to be inspected:
Water supply piping
Drain, waste, and vent piping
Faucets and fixtures
Fuel gas piping
Water heaters
Functional flow and functional drainage
B. The inspector is not required to:
Fill any fixture with water, inspect overflow drains or drain-stops, or evaluate backflow devices, waste ejectors, sump pumps, or drain line cleanouts
Inspect or evaluate water temperature balancing devices, temperature fluctuation, time to obtain hot water, water circulation, or solar heating systems or components
Inspect whirlpool baths, steam showers, or sauna systems or components
Inspect fuel tanks or determine if the fuel gas system is free of leaks
Inspect wells or water treatment systems
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A. Items to be inspected:
Service equipment
Electrical panels
Circuit wiring
Switches, receptacles, outlets, and lighting fixtures
B. The inspector is not required to:
Operate circuit breakers or circuit interrupters
Remove cover plates
Inspect de-icing systems or components
Inspect private or emergency electrical supply systems or components
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A. Items to be inspected:
Heating equipment
Central cooling equipment
Energy source and connections
Combustion air and exhaust vent systems
Condensate drainage
Conditioned air distribution systems
B. The inspector is not required to:
Inspect heat exchangers or electric heating elements
Inspect non-central air conditioning units or evaporative coolers
Inspect radiant, solar, hydronic, or geothermal systems or components
Determine volume, uniformity, temperature, airflow, balance, or leakage of any air distribution system
Inspect electronic air filtering or humidity control systems or components
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A. Items to be inspected:
Chimney exterior
Spark arrestor
Firebox
Damper
Hearth extension
B. The inspector is not required to:
Inspect chimney interiors
Inspect fireplace inserts, seals, or gaskets
Operate any fireplace or determine if a fireplace can be safely used
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A. Items to be inspected:
Walls, ceilings, and floors
Doors and windows
Stairways, handrails, and guardrails
Permanently installed cabinets
Permanently installed cook-tops, mechanical range vents, ovens, dishwashers, and food waste disposers
Absence of smoke alarms
Vehicle doors and openers
B. The inspector is not required to:
Inspect window, door, or floor coverings
Determine whether a building is secure from unauthorized entry
Operate or test smoke alarms or vehicle door safety devices
Use a ladder to inspect systems or components
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III. Limitations, Exceptions and Exclusions
A. The following are excluded from a real estate inspection:
Systems or components of a building, or portions thereof, which are not readily accessible, not permanently installed, or not inspected due to circumstances beyond the control of the Inspector or which the Client has agreed or specified are not to be inspected
Site improvements or amenities, including, but not limited to; accessory buildings, fences, planters, landscaping, irrigation, swimming pools, spas, ponds, waterfalls, fountains or their components or accessories
Auxiliary features of appliances beyond the appliance’s basic function
Systems or components, or portions thereof, which are under ground, under water, or where the Inspector must come into contact with water
Common areas as defined in California Civil Code section 1351, et seq., and any dwelling unit systems or components located in common areas
Determining compliance with manufacturers’ installation guidelines or specifications, building codes, accessibility standards, conservation or energy standards, regulations, ordinances, covenants, or other restrictions
Determining adequacy, efficiency, suitability, quality, age, or remaining life of any building, system, or component, or marketability or advisability of purchase
Structural, architectural, geological, environmental, hydrological, land surveying, or soils-related examinations
Acoustical or other nuisance characteristics of any system or component of a building, complex, adjoining property, or neighborhood
Conditions related to animals, insects, or other organisms, including fungus and mold, and any hazardous, illegal, or controlled substance, or the damage or health risks arising there from
Risks associated with events or conditions of nature including, but not limited to; geological, seismic, wildfire, and flood
Water testing any building, system, or component or determine leakage in shower pans, pools, spas, or any body of water
Determining the integrity of hermetic seals at multi-pane glazing
Differentiating between original construction or subsequent additions or modifications
Reviewing information from any third-party, including but not limited to; product defects, recalls, or similar notices
Specifying repairs/replacement procedures or estimating cost to correct
Communication, computer, security, or low-voltage systems and remote, timer, sensor, or similarly controlled systems or components
Fire extinguishing and suppression systems and components or determining fire resistive qualities of materials or assemblies
Elevators, lifts, and dumbwaiters
Lighting pilot lights or activating or operating any system, component, or appliance that is shut down, unsafe to operate, or does not respond to normal user controls
Operating shutoff valves or shutting down any system or component
Dismantling any system, structure, or component or removing access panels other than those provided for homeowner maintenance
B. The Inspector may, at his or her discretion:
Inspect any building, system, component, appliance, or improvement not included or otherwise excluded by these Standards of Practice. Any such inspection shall comply with all other provisions of these Standards.
Include photographs in the written report or take photographs for Inspector’s reference without inclusion in the written report. Photographs may not be used in lieu of written documentation.
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We are pleased to recommend Jabuka Home Inspections to potential home buyers. Mr. Jabuka was very thorough in his inspection and equally descriptive in the report which he generated on-site for us in late 2004. He personally went through the report with us, pointing out concerns of different levels - differentiating which were safety concerns and which were merely cosmetic or which required further investigation from a professional in that particular field. We purchased the home which he inspected and have also used his report for reference after the fact and to prioritize home improvements.
Thank you, Mr. Jabuka, in making our home purchase decision an informed one!
Sam Jabuka saved my deal. I had to do my inspections as fast as I could because I had a short escrow. Sam fit me in the next day. Once the inspection was complete he had his report ready the SAME DAY! He even sat down with my clients and explained the report in detail to them personally. I will be using Sam on a regular basis.