Home Inspection Standards of Practice
(Plumbing Systems)

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535.231. Standards of Practice: Minimum Inspection Requirements for Plumbing Systems
(a) Plumbing systems. The inspector shall:
(1) report:
(A) static water pressure;
(B) location of water meter; and
(C) location of main water supply valve; and
(2) report as Deficient:
(A) the presence of active leaks;
(B) the lack of fixture shut-off valves;
(C) the lack of dielectric unions, when applicable;
(D) the lack of back-flow devices, anti-siphon devices, or air gaps at the flow end of fixtures;
(E) water pressure below 40 psi or above 80 psi static;
(F) the lack of a pressure reducing valve when the water pressure exceeds 80 PSI;
(G) the lack of an expansion tank at the water heater(s) when a pressure reducing valve is in place at the water supply line/system; and
(H) deficiencies in:
(i) water supply pipes and waste pipes;
(ii) the installation and termination of the vent system;
(iii) the operation of fixtures and faucets not connected to an appliance;
(iv) water supply, as determined by viewing functional flow in two fixtures operated simultaneously;
(v) functional drainage at fixtures;
(vi) orientation of hot and cold faucets;
(vii) installed mechanical drain stops;
(viii) installation, condition, and operation of commodes;
(ix) fixtures, showers, tubs, and enclosures; and
(x) the condition of the gas distribution system.
(b) Specific limitations for plumbing systems. The inspector is not required to:
(1) operate any main, branch, or shut-off valves;
(2) operate or inspect sump pumps or waste ejector pumps;
(3) inspect:
(A) any system that has been winterized, shut down or otherwise secured;
(B) circulating pumps, free-standing appliances, solar water heating systems, water conditioning equipment, filter systems, water mains, private water supply systems, water wells, pressure tanks, sprinkler systems, swimming pools, or fire sprinkler systems;
(C) the inaccessible gas supply system for leaks;
(D) for sewer clean-outs; or
(E) for the presence or operation of private sewage disposal systems;
(4) determine:
(A) quality, potability, or volume of the water supply; or
(B) effectiveness of backflow or anti-siphon devices; or
(5) verify the functionality of clothes washing drains or floor drains.
(c) Water heaters. The inspector shall:
(1) report the energy source;
(2) report the capacity of the unit(s);
(3) report as Deficient:
(A) inoperative unit(s);
(B) leaking or corroded fittings or tank(s);
(C) broken or missing parts or controls;
(D) the lack of a cold water shut-off valve;
(E) if applicable, the lack of a pan and drain system and the improper termination of the pan drain line;
(F) an unsafe location;
(G) burners, burner ignition devices or heating elements, switches, or thermostats that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor installation; 
(H) inappropriate location;
(I) inadequate access and clearances;
(J) the lack of protection from physical damage;
(K) a temperature and pressure relief valve that:
(i) does not operate manually;
(ii) leaks;
(iii) is damaged;
(iv) cannot be tested due to obstructions;
(v) is corroded; or
(vi) is improperly located; and
(L) temperature and pressure relief valve discharge piping that:
(i) lacks gravity drainage;
(ii) is improperly sized;
(iii) has inadequate material; or
(iv) lacks proper termination;
(4) in electric units, report as Deficient deficiencies in:
(A) operation of heating elements; and
(B) condition of conductors; and
(5) in gas units, report as Deficient:
(A) gas leaks;
(B) lack of burner shield(s);
(C) flame impingement, uplifting flame, improper flame color, or excessive scale build-up;
(D) the lack of a gas shut-off valve; and
(E) deficiencies in:
(i) combustion and dilution air;
(ii) gas shut-off valve(s) and location(s);
(iii) gas connector materials and connections; and
(iv) vent pipe, draft hood, draft, proximity to combustibles, and vent termination point and clearances.
(d) Specific limitations for water heaters. The inspector is not required to:
(1) verify the effectiveness of the temperature and pressure relief valve, discharge piping, or pan drain pipes;
(2) operate the temperature and pressure relief valve if the operation of the valve may, in the inspectors reasonable judgment, cause damage to persons or property; or
(3) determine the efficiency or adequacy of the unit.
(e) Hydro-massage therapy equipment. The inspector shall report as Deficient:
(1) inoperative unit(s) and controls;
(2) the presence of active leaks;
(3) inaccessible pump(s) or motor(s);
(4) the lack or failure of required ground-fault circuit interrupter protection; and
(5) deficiencies in the ports, valves, grates, and covers.
(f) Specific limitation for hydro-massage therapy equipment. The inspector is not required to:
(1) determine the adequacy of self-draining features of circulation systems.
 
 
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