Believe it or not, it actually does take an act of law to change anything in the Standards of Practice for licensed home inspectors in North Carolina, and they have done just that. Effective October 1 of this year, the changes went into effect. Much of what changed is clerical in nature and only intended to make clarifications or to correct grammatical errors etc. However, there are a few changes that are significant and important for the real estate agent and their clients - the home buyer and seller. A brief summary of some of these changes is as follows:

Changes to what home inspectors are NOT REQUIRED to do:

• Report on the presence of absence of systems installed to control or remove suspected hazardous substances (Radon, Mold, etc.) (Just because they inspect a home with a radon mitigation system, doesn't mean that the system is working properly...)
• Determine home energy efficiency rating (HERS rating).
• Report insulation R values.
• Inspect heat recovery and or whole house ventilation systems.
• Inspect or determine the presence of back flow prevention valves.
• Inspect air jet tubs.
• Inspect sink/tub overflow devices.
• Inspect shower pan liners.
• Inspect battery or automotive charging system.
• Inspect electrical systems to swimming pools or spas.
• Inspect coatings on and hermetic seals between panes of glass in windows and doors. (this is a big change!!!)
• Report on the presence of pests such as wood damaging organisms, rodents, or insects...
• Predict future condition, including failure of components.
• Inspect: storm windows, storm doors, screening, shutters, awnings, fencing and window safety glazing. (some inspectors do, some don't. Be careful if you shop for the lowest price!)
• Inspect recreational facilities such as: spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, exercise equipment etc.
• Inspect for the presence or condition of buried fuel storage tanks. (this can be an expensive environmental issue)
• Inspect back up electrical generating equipment and or solar systems.
• Ignite any pilot light. (make sure you get a complete inspection by asking the seller to ignite all pilot lights)
• Inspect window air conditioner units.
• Inspect carpet. (interesting; wood, vinyl, and tile, but not carpet!?)

PEX is the most commonly used material for water distribution systems in homes today; it is generally accepted as a good and reliable material. However, as with polyethylene, PVC, and even copper, there were problems with the materials during the first few years of use. Most contractors use metallic fittings to connect the PEX water lines. Some manufacturers made these fittings with zinc content that is too high. The problem is that with certain water conditions, the zinc would leach out of the fittings causing two problems. First, the walls of the fitting become very thin, and eventually begin to slowly leak. Second, the deposits from the process can clog fixtures, valves, etc, reducing water flow and/or pressure. At least one manufacturer of these fittings has admitted fault and submitted to a class action lawsuit. Their fittings may be stamped with "F1807" on them. However, identifying exactly which fittings/manufacturers may have the problem is not that easy as details are still developing. Most of the problems have been found in homes constructed between 1996 to 2010.

Our suggestion is that if your home inspector determines that defective fittings may be present in the home, based on visible clues, part numbers, manufacture, date of construction, etc. you should not take the suggestion for further investigation by a licensed plumbing contractor lightly. They are the ones that could be expected to be the most informed about the specific materials used in that particular home.

The stuff that is in an air conditioner that transfers heat either into or out of the home is called the refrigerant. The refrigerant must transform from a gas to a liquid during the operation of the system in order to do it’s job. The compressor is designed to compress the refrigerant gases. The problem with operating an air conditioner in cold conditions is that there is not enough heat in the home to cause the refrigerant to turn into a gas before returning to the compressor. If the refrigerant is in a liquid state when it enters the compressor, it will cause damage. As a generally accepted inspection practice, it is not a good idea to operate an air conditioner if the outside air temperature has not been above 65 degrees for the preceding 24 hours.

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