Required Scope: What Must Be Inspected and How It Must Be Reported

What a Standard of Practice Is — and Why It Matters

A Standard of Practice (SOP) is a written document that defines the minimum scope and procedures an inspector must follow on every inspection. Both InterNACHI and ASHI publish their own SOPs. State licensing boards often adopt one of these or write their own, but all share a common architecture: they tell you what you must inspect, what you are not required to inspect, and how findings must be communicated in the written report. Compliance with an SOP protects clients, supports the inspector's liability defense, and is a direct exam topic for the CPI and ACI credentials.

The Required Systems and Component Categories

Both SOPs organize the inspection around major building systems. Although wording differs slightly between InterNACHI and ASHI, the required categories align closely:

• Structural components — foundation, floor structure, wall structure, ceiling structure, and roof structure
• Roofing — roof covering materials, gutters, downspouts, skylights, flashing, and roof drainage
• Exterior — wall cladding, trim, exterior doors, decks, balconies, stoops, steps, driveways, walkways, vegetation affecting the structure, and grading for drainage
• Plumbing — main water supply line (from the meter or well into the house), distribution pipes, fixtures and faucets, drain-waste-vent visible portions, water heating equipment, and fuel storage and distribution piping inside the structure
• Electrical — service entrance conductors, main and subpanels, overcurrent protection devices, branch circuit wiring visible in attics and crawlspaces, switches, receptacles, light fixtures, and ground-fault and arc-fault circuit interrupters where required
• Heating — heating equipment, normal operating controls, flues and vents, distribution systems (ducts or pipes), and heat sources in every habitable room
• Cooling (if present) — central and permanently installed cooling equipment, distribution systems, and normal operating controls
• Insulation and ventilation — insulation in attics, unfinished basements, and crawlspaces; ventilation in attics, crawlspaces, and bathrooms
• Interior — walls, ceilings, floors, steps and stairways, railings, doors and windows, and installed countertops and cabinets
• Fireplaces and solid-fuel heating appliances — accessible portions of the firebox, damper, and readily visible flue
• Garage — vehicle doors, openers, and fire separation between the garage and living space

For each category the SOP requires the inspector to describe the condition using defined reporting terms — typically Satisfactory/Functional, Deficient, or equivalent language — and to recommend action when a deficiency is noted.

Excluded Items: What You Are Not Required to Inspect

Understanding exclusions is just as important as knowing required scope. Common exclusions in both SOPs include:

• Underground systems — buried fuel tanks, underground supply lines, and septic tanks
• Private wells and on-site sewage systems (unless the inspector holds an additional specialty credential and the client requests the service)
• Detached structures (e.g., a detached garage), unless specifically included by agreement
• Swimming pools, spas, and related equipment
• Low-voltage wiring (doorbells, speaker wire, data cabling) and security systems
• Elevators and lifts
• Environmental hazards — asbestos, radon, mold, lead paint, and similar — unless a separate, qualified specialist is engaged
• Conditions concealed behind walls, ceilings, or flooring
• Appliances that are not permanently installed (free-standing refrigerators, portable dishwashers)

Exclusions are not defects — they simply fall outside standard scope. When an excluded item is present, the compliant report acknowledges it and recommends appropriate specialist evaluation if warranted.

Inspector-Discretion Items

A third category sits between required and excluded: items an inspector may include if agreed in writing with the client before the inspection begins. Examples include a detached workshop, a private well pump, a swimming pool, or environmental testing. Once an inspector agrees in writing to inspect a discretionary item, SOP obligations attach to it as if it were required.

Required Reporting Language

Both SOPs specify not just what to inspect but how to report. Key requirements:

1. Use defined terms. SOPs define words such as "inspect," "describe," "identify," and "recommend." Using vague or non-SOP language (e.g., "looks okay" or "might need attention") can void SOP compliance.

2. State limitations. If access to a component was limited or blocked, the report must say so and explain why.

3. Distinguish observation from opinion. Report what you observed; then state its significance (deficiency, safety hazard) and the recommended action.

4. Scope of inspection paragraph. Every compliant report opens with or includes a summary statement identifying the property, the date, the SOP(s) followed, the systems inspected, and any exclusions agreed upon. This paragraph anchors all report language to a recognized standard.

Safety Considerations During Scope Execution

Following SOP scope does not override safety. Stop and do not inspect if doing so creates an unreasonable risk. Specific points:

• Electrical panels: Never remove a panel cover without confirming power is present and safe; use appropriate PPE (rubber-insulated gloves, safety glasses) and a non-contact voltage tester.
• Roof access: If the roof pitch, condition, or height makes walking it unsafe, note the limitation and inspect from the eave with binoculars or a drone where permitted.
• Crawlspaces: Verify adequate clearance and atmosphere before entry; be alert to electrical hazards, animal waste, and confined-space conditions.
• Attics: Watch for energized knob-and-tube wiring; never rest weight on ceiling drywall between joists.

Safety limitations that prevent inspection of a required component must be documented in the report — they are not omissions, they are disclosures.

Drafting a Compliant Scope-of-Inspection Paragraph

A compliant opening paragraph names the SOP(s), lists the systems covered, and calls out exclusions. It does not promise perfection, guarantee concealed conditions, or use absolute language. It sets the legal and professional boundary of the inspector's obligation for that specific inspection.