BCIPI :: Standards of Inspection

BCIPI... British Columbia Institute of Property Inspectors

BCIPI Standards of Inspection...

Part 3 of 3

Scope of Inspection

Special Limitations to Scope:

Should the INSPECTOR identify specific conditions observed that require further investigation by a SPECIALIST, it is recommended that the client undertake this work prior to purchasing.
The INSPECTOR will NOT inspect any area or component, in whole or portion thereof, which is not reasonably accessible, or readily visible.
In the case of MULTI-FAMILY DWELLINGS, it is the client’s responsibility to arrange access to all building COMMON AREAS requiring inspection. The INSPECTOR will not inspect any secured COMMON AREA(S) unless permission has been granted and access provided by an authorized building representative (Property Manager,
Caretaker, Council Member, etc.).
Any component not directly identified on the individual INSPECTED UNIT as part of title and is generally believed in the real estate industry, as being maintained by the STRATA is defined as part of the COMMON AREA. The inspection of COMMON AREAS is limited to a cursory review of easily accessible COMMON AREAS appropriate in the circumstance
and subject to any limitations, terms, or conditions established by the recognized building representative. Identification of what is UNIT ENTITLEMENT and what is COMMON AREA is not the responsibility of the Inspector.
The INSPECTOR will NOT dismantle, remove, adjust or perform any task that would normally require a QUALIFIED TRADES PERSON to perform.
The INSPECTOR will NOT access any area of the building that requires the use of specialized training, safety equipment or in the judgment of the INSPECTOR could be dangerous or cause damage to person or property.

Reference Heading

An Inspector IS required to:

	Observe and report on the systems and components listed herein.

	Perform tasks as noted herein.

An Inspector is NOT required to:

	Observe and report on the systems and components listed herein.

	Perform tasks as noted herein.

Roofing

(Single Family)

	Roofing components and roof coverings

	Roof penetrations and flashings

	Roof drainage components, including gutters and downspouts

	Chimneys

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

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

Roofing

(Multi-Family/Strata)

	As per single family dwellings except for those components located in COMMON AREAS outside of the INSPECTED UNIT

	Offer comments only of a general nature based on a limited observation of accessible Roofing components located in COMMON AREAS outside of the INSPECTED UNIT

	As per single family and;

	Roofing components (inc. chimneys) contained in a COMMON AREA not directly attributable to, and of sole use by the INSPECTED UNIT
	Observe and report evidence of water penetration that is beyond the interior of the INSPECTED UNIT

Exterior

(Single Family)

	Exterior wall surfaces, eaves and trim.

	Doors, windows and flashings.

	Garages and carports.

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

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

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

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

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

	Any item or facilities not directly related to the building structure, such asr ecreational rooms, swimming pools, saunas, hot tubs, tennis courts, etc.

	Ground and soil conditions

Exterior

(Multi-Family/Strata)

	As per single family dwellings except for those components located in COMMON AREAS outside of the INSPECTED UNIT.

	Offer comments only of a general nature based on a limited observation of accessible exterior components located in COMMON AREAS outside of the INSPECTED UNIT

	As per single family and;

	Any Exterior component contained in a COMMON AREA not directly attributable to, and of sole use for the INSPECTED UNIT

Structure

(Single Family)

	Foundations and Framing

	Attics & Roof structure

	Crawl Spaces

	Walls.

	Adverse conditions in interior walls, ceilings, and floors.

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

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

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

Structure

(Multi-Family/Strata)

	As per single family dwellings except for those components located in COMMON AREAS outside of the INSPECTED UNIT

	Offer comments only of a general nature based on a limited observation of accessible structural components located in COMMON AREAS outside of the INSPECTED UNIT

As per single family and;

Any Structural components (inc. chimneys) contained in a COMMON AREA not directly attributable to, and of sole use by the INSPECTED UNIT

Insulation & Ventilation

(Single Family)

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

	Ventilation of attics and unheated crawl spaces.

	Operate exhaust fan ventilation systems.

	Concealed insulation, air and vapour barrier systems.

	Inspect or comment on any area or component, in whole or portion thereof, that is not reasonably accessible or readily visible.

Insulation & Ventilation

(Multi-Family/Strata)

	As per single family dwellings except for those components located in COMMON AREAS outside of the INSPECTED UNIT

	Offer comments only of a general nature based on a limited observation of accessible insulation and ventilation components located in COMMON AREAS outside of the INSPECTED UNIT

As per single family and;

Any Insulation and Ventilation components (inc. chimneys) contained in a COMMON AREA not directly attributable to, and of sole use by the INSPECTED UNIT

Electrical

(Single Family)

	Service entrance cable and location.

	Main service panel and auxiliary panels.

	Panel over-current protection and system grounding.

	Branch circuit wiring

	Amperage and voltage ratings of the main service panel.

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

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

	Outlets noted above are to be checked for polarity and grounding

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

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

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

	Insert or remove fuses, or operate circuit breakers

	Provide or remove power for equipment

	Remove a circuit panel cover in the main or any auxiliary panels unless they have received permission from the owner to do so and have safely de-energized the system by means of the main breaker or are wearing appropriate personal protective equipment

Electrical

(Multi-Family/Strata)

	As per single family dwellings except for those components located in COMMON AREAS outside of the INSPECTED UNIT and not including the testing of smoke detectors

	Offer comments only of a general nature based on a limited observation of accessible electrical components located in COMMON AREAS outside of the INSPECTED UNIT

	As per single family and;

	Any Electrical component contained in a COMMON AREA not directly attributable to, and of sole use for the INSPECTED UNIT

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

	Remove a circuit panel cover in the main or auxiliary panels where the INSPECTED UNIT does not contain a main breaker to safely deenergize the electrical system in the INSPECTED UNIT.

Permanently Installed Heating & Cooling Systems

(Single Family)

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

	Heat Recovery Ventilators

	The presence of manufacturer’s built-in safety controls.

	The presence of a heating source in each room.

	Test systems using the thermostat or other similar standard operating controls Operate the individual exhaust fan ventilation systems

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

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

	Buried or underground fuel storage tanks or piping

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

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

Permanently Installed Heating & Cooling Systems

(Multi-Family/Strata)

	As per single family dwellings except for those components located in COMMON AREAS outside of the INSPECTED UNIT

	Offer comments only of a general nature based on a limited observation of accessible Heating & Cooling components located in COMMON AREAS outside of the INSPECTED UNIT

As per single family and;

Heating & Cooling components (inc. chimneys) contained in a COMMON AREA not directly attributable to, and of sole use by the INSPECTED UNIT

Plumbing

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

	Fixtures, faucets and isolating valves.

	Drain, waste and vent piping, pipe supports and insulation.

	Hot water heater, including fuel supply piping, flue piping, vents, chimneys and verify the presence of required safety devices.

	Interior sumps and sump pumps.

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

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

	Water drainage should be tested by draining one or more fixtures simultaneously and at various locations in the dwelling.

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

	Water-treatment devices

	Automatic air vents

	Foundation drainage system and yard piping.

	Irrigation or fire sprinkler systems

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

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

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

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

Plumbing

(Multi-Family/Strata)

	As per single family dwellings except for those components located in COMMON AREAS outside of the INSPECTED UNIT

	Offer comments only of a general nature based on a limited observation of accessible Plumbing components located in COMMON AREAS outside of the INSPECTED UNIT

As per single family and;

Any Plumbing components (inc. chimneys) contained in a COMMON AREA not directly attributable to, and of sole use by the INSPECTED UNIT

Interior

	Floors, walls, ceilings and trim.

	Fire separating walls and party walls.

	Stairs, guards and railings.

	Solid fuel burning appliances, including fireplaces and wood stoves.

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

	Observe the condition of permanently installed counters and cabinets

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

	Observe and report on any evidence of water penetration and condensation

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

	Kitchen, bathroom and laundry appliances.

	Ignite or extinguish fires.

	Observe fireplace insert installation.

Also see Exterior excluded seasonal
accessories and excluded accessory
buildings

Interior

(Multi-Family/Strata)

	As per single family dwellings except for those components located in COMMON AREAS outside of the INSPECTED UNIT and not including the testing of smoke & heat detectors

	Offer comments only of a general nature based on a limited observation of accessible Interior components located in COMMON AREAS outside of the INSPECTED UNIT

	As per single family and;

	Any Interior component contained in a COMMON AREA not directly attributable to, and of sole use for the INSPECTED UNIT
	Test the operation of smoke/heat/CO detectors and/or fire sprinklers

The 'BCIPI Standards of Inspection' are available as complete document in PDF format... click here to download PDF

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