Hello, I'm currently attending HI school and would like some input from experienced Home Inspectors. I've been taught that the SOPs are a minimal standard and its up to me how far above these I should go. What I would like to know is how far do you go when inspecting a home? I'm talking about things like moving a ceiling tile to check on a leak or removing a cover plate to see the wiring behind it. I would like to offer a litter more than the bare minimal in my inspections. For an example,this week we are learning about the electrical system so I brought in a newly purchased clamp meter so my instructor could show me how to use it. He looked at it and said he never uses it and didn't know anything about them. This was from a guy with over 15 years experience in home inspecting. Did I waste my money on it? Any input or guidance would be appreciated. Thank you

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I would have to say it all depends! One thing I can tell you is that if you do move ceiling tiles, you stand a very good chance at breaking some or not being able to get them back in place. You just have to take each situation on a case by case basis. As for removing a cover plate? Only if I have a reason or question about that outlet. I think in the past thirteen years I might have removed a 6 or so cover plates to look at problems with the outlet. I have removed dozens over the years so that I could see the wall structure.

Well, I have to say that I have a clamp meter and I think I might have used it two or three times. I really see no need for a home inspector to use a clamp on meter, especially if you don't know anything about the use of one, or what to use it on. Sorry, not intended to be harsh.

For electrical I use a volt stick, a two prong neon light tester, and a three prong night light to cause a ground fault. I also have a Suretest that I pull out every now and then to confirm an issue I have found.

As for how far to go with any SOP? Well, I would tell you that you need to be sure that you cover the basic SOP very well. Then as you see fit you can expand and increase as you gain knowledge and experience.

I don't even think about an SOP when I'm doing my inspection. I concerned with the job at hand and if I inspect what needs to be inspected and report what I see I know that I will meet any SOP. I have found that folks who use a check list so that they don't miss any SOP item have a tendency to not see the whole picture and at times miss important items.

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Scott Patterson
Spring Hill, TN
http://www.traceinspections.com

You'll find that even within your local, respected inspectors often very in the degree they go beyond the SOP.

I don't think that going beyond the SOP is a consicous decision; it's something that seems to develop all on its own.

I guess the real question is "Where do you stop going beyond the SOP?"

It's a question that you would have to put to every item required in your SOP and you are going to have to ask those questions one on one with other inspectors in your area to get any real satisfaction.

If you're not a member of an HI association, find one you like and join it and participate.

Chris, Oregon

- I don't take off cover plates unless something makes me suspicious.
- Definitely pop up a few ceiling tiles. It can reveal a wealth of info about plumbing, electrical and framing.
- No you didn't waster your money on a meter. It sounds like you bought an amp meter. If so, probably not the best choice for now. A good multi-meter is standard. Look at 'fieldpiece' for multimeters or Vol-Con for a good simple tester. A little Klein non-contact tester and an outlet tester with GFI button are also good to have.
How are above SoP you go will greatly depend on your knowledge and experience level and increase as they increase.

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Accurate Inspections & Consulting, Inc.
847/736-9975
Markus Keller

I've heard repeatedly that if you greatly exceed your SOP in one area of the inspection, like electrical, for instance, you better be prepared to explain to the judge why you didn't similarly exceed the SOP in another area.
I really don't know if this happens in real life, though.

I've read in earlier posts of inspectors turning on utilities and lighting pilot lights. These are things we are told never to do for you don't know why they are turned of in the first place. I do have other equipment besides the clamp meter. What I really meant was I wanted the instructor to show me in what areas to us the meter,I guess I got my answer.

David,

Every seasoned Property Inspector I have ever discussed things with exceeds their SOP for their given local at least a little. I have changed the way I inspect, and the things I inspect many, many times over the last 12 years (and will continue to do so). I make adjustments based on SOP's and their metamorphising, what is going on in the legal community regarding HI's, what others have advised, what my clients reasonable needs or expectations are, the type of construction I am looking at, etc. You will be modifying your scope as well over time.

I believe that SOP's are intended as a minimum and a guideline for all inspectors in your area. To what degree you exceed them will be your business decision. I know one thing for certain. Remain consistent! What you do for one client you had better do for all clients. If you're not willing to do it for all property inspections you had better not start doing it for one or a few. Your inspection reports will be more defensible in a court of law that way.

Just my small cents worth.

MPT

I think most guys that have clamp meters use them to check amperage draw on straight electric heating units and heat pump back-up circuits.
Also - checking for current in the grounding electrode conductor.
I have a nice little one that isn't actually a clamp - it's more of a "Y" that you slip over the conductor - gets into those hard-to-reach places.

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Jerry McCarthy
Construction Consultant
www.expertbuildingconsultants.com

Thanks for the help. I suppose I'll learn as I get more experience. I've been doing mock inspections as part of the school. This is where I can experiment with my inspection process,learn what works and what doesn't. It just seemed to me that I should do more than the minimum required.

Agree

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Dave

This is more home inspector folklore, to a degree. What you, we, I need to do is to perform to the "Standard of Care". That is to do what the majority of home inspectors would do when you perform an inspection.

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Scott Patterson
Spring Hill, TN
http://www.traceinspections.com

Just to add to that - what the majority of home inspectors in your area would do. Again with the judge idea: "But yer honor, that's how they do it in Anchorage!" probably isn't going to cut it.

And what does the majority do? That would be an interesting survey.

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Eric Barker
Moraine Woods Consulting, Inc.
Barrington, IL

I think the quality people on this board are a minority. I mean people whom actually care to learn.

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Dave

David,

I don't know what your background is but it doesn't appear to be associated with electricity as it pertains to a home. Unfortunately, electricity is the most difficult area for a new home inspector as defects are not as discernible as with other components. If you would like to expand your electrical knowledge I suggest purchasing & studying Audel's Practical Electricity, if you get through that book you will understand everything you will ever encounter electrically within a home inspection.

In regards to SoP... Don't exceed the standard unless there is a reason to do so and you are an expert in the field area you are reporting on. Develop your inspection technique around the SoP and trust that it sufficient to accurately report the condition of the building. Many hundreds of years of experience by top minds have honed the inspection standards into what we have today, deviation is usually not necessary or recommended.

Good luck in your endeavor - Joe.

I agree with most of the others here but add the following; Before you worry too much about going beyond the SoP make sure you have them down backwards and forwards. Nothing looks worse than falling short of something you are required to do while exceeding things in some other area.

In general, nothing is going to bite you like water penetration and insect infestation. Being lucky enough to own a mid-sized company and be responsible for a bunch of other guys I have fielded quite a few complaint calls over the years. Almost without exception, the problem has something to do with water or bugs.

If you want to exceed the SoP I'd go for bulding envelope issues and decks. Safety stuff is good too, things like electrical, hvac and all the safety railings, etc.

HI going down the 'code road' seems be more comman than it use to be so if you're looking for some good classes or certifications look into the first of the one/two family dwelling certifications. That's what it use to be called anyway. Basically, it's most everything to do with how a house is put together except for the mechanical stuff. I've got a lot of use from those classes over the years.

Good Luck!

Home inspector folk lore perpetuated by those seeking to do the least.

The SoP is like the outcome of any committee - it is the lowest bar which got the majority vote, the higher bars got fewer votes, thus were not accepted into the SoP.

Same applies to the building codes and any consensus document. you have to have a consensus to pass it to the next level, thus, the lowest bar acceptable to the majority gets adopted.

There is absolutely nothing wrong with doing as much as you want. That is what will set you apart from your competition. Learn enough to know what you are doing, and don't worry about being an "expert" in it, and be able to recognize and understand what you are looking at and why you make your decisions as you do on it.

None of us have to be an "expert" on paint to know when it is flaking off and needs attention, thus needs to be written up.

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Jerry Peck, Construction / Litigation Consultant
Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
EastWestData (www.EastWestData.com )