Jim, I think your only answer as a Home Inspector would be to either perform a full level II or recommend one by a qualified inspector. You may point to the conditions you observed as grounds for the recommendation but I would not get into a partial inspection. Since a Level II is indicated for the sale or transfer of property, you do not need findings to support that recommendation. Report what is within the scope of your inspection as a home inspector but do not go beyond that unless you go all the way.

As for these conditions being acceptable, that is an indefensible position. An ethical inspector does not proclaim anything as "safe" or "acceptable". He simply states observable facts and puts them into context of published standards. Proclamations of suitability are engineering decisions. If you are not a licensed professional engineer, stick to the facts and let them speak for themselves.

As for dating, clearances and liners required date back to the 1927 Uniform Building Code so if the home was built before then, there stands a good chance it did not meet the code when built. Just because the defects you've shown here are also present in most homes in the US does not minimize their importance.

You can state whether or not a defect fails to meet a current code or standard without having to conduct research on the code history in that jurisdiction. You are not in court proving a negligence on a construction defect but simply using current knowledge to ascertain what is acceptable practice or not. Wether or not they knew it at the time of construction, we now know lack of clearance, insulation encroaching into stated clearances, breaches in mortar joints are all defects as identified by current codes and standards. Those codes and standards are responsible for making the point as to what the hazard is and why it is in the code.

-Just back from HPBA EXPO. Dale made two great presentations and was a major presence at the HPBA Technical Cmte. meeting on Wed.

HTH,
Bob

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Keep the fire in the fireplace.