To make a very long story long, here is part of the current rule:

(d) Written reports required by this rule for pre-purchase home inspections of three or more systems shall include a
separate section labeled “Summary” that includes any system or component that:

(1) does not function as intended or adversely affects the habitability of the dwelling; or

(2) appears to warrant further investigation by a specialist or requires subsequent observation.

This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper
functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home. This
summary shall contain the following statements:

“This summary is not the entire report. The complete report may include
additional information of concern to the client. It is recommended that the client read the complete report.”

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This is now all being changed somewhat and interpretations vary of the current and the proposed version. The proposed version is actually out for more work now due to major complaints involving reporting safety issues.

Most inspectors thought that safety upgrade items could not be in the summary but in fact they could always be, we just could not recommend they actually be upgraded. ie. GFCI is broken and needs to be replaced, goes in summary since it is not an upgrade. No GFCI exists. (can't say to install one since it was not required when house was built) Just simply have to state the facts, not one present.

Now the next version is to be determined but the goal of NC is to only have the facts in the summary. The summary is not really a summary since it is not a rewrite of the report so they should call it something else really.

One of the issues with allowing safety item recommendations in the summary is that the source of the information is usually code based. Codes may vary across the state and inspectors knowledge of these codes varies also.

Furthermore, we are not allowed to do code inspections unless state certified to do so. No inspector should want to do code inspections since a small issue missed pertaining to a dimension involving the foundation or something could result in a bonafide repair quote of $50,000 to truly correct the actual minor issue to meet the code. Want to be that inspector?

I am involved somewhat with helping on this and hope my proposal is considered. I have been looking at the big picture around this industry since I started studying it 4 years ago and think I see the light finally. The industry needs updating and consistency is necessary if we expect the agents to ever learn the details about houses in most of our reports.