Codes and Home Inspectors – Myths and Mystery
One of the great myths of home inspectors and the home inspection industry is – “we are home inspectors and not code inspectors”. That is a bit of a myth, we should all be using codes and industry standards in our observations to try to provide the very best information possible.
As an instructor for home inspection licensing in the State of Washington I discuss with my students the benefit of actually understanding the codes and how to apply them during a home inspection.
Let use an example I hear, all way too often. Common home inspector lore one, I am not a code inspector I am a safety inspector, okay what does that mean? Since most model codes deal directly with safety then why are you not using the code?
Now lets use a real world example of the infamous I am not a code inspector but a safety inspector paradigm. Let’s use one rule that most inspectors are taught first off in Home Inspectors schools. The 4 inch rule for balustrades in guards. (We will leave out the stair guards for now.)
Almost every home inspector is taught that you must have a maximum 4 inch spacing on guardrail balustrades. But where does this number come from? I hope you can guess this…. the code. Well this is true if you are talking the 1990’s to date. Prior to the 1990’s depending on what model code you where under it may have been different. The Uniform Building Code from the 1980’s required a maximum 6 inch spacing and even earlier in the 1960’s it was 9 inches. BOCA requirements of the 1970’s and 1980 ‘s was 6 inches.
(A little history in Baluster spacing – http://www.ncwhomeinspections.com/Baluster+Spacing )
So why the 4″? It was as a safety measure to help prevent small children from getting stuck or slipping though them and causing injury or even death. So that was the accepted spacing requirement. Much of this was based on work by Elliott O. Stevenson.
But if we were truly just safety inspectors then we may want to suggest even smaller spacing. It really is still possible for smaller children to become entrapped in spacing of 4 inches. When you look at crib design, playground design and child safety gates the requirements are even smaller. For children 6- 24 months old it is suggested a maximum of 3 inches. For 2-12 years old they should be 3.5 inches. ASTM F1004 for children gates 6-24 months is 3 inches. For cribs it is 2-3/8 inches.
So why not tell clients that the balusters should be 3 inches or 2-3/8 inches for safety? Why, because that is most likely what you were taught and know, not just what is necessarily the safest. Building codes are not really just child safety codes but a compromise of a building construction and some level of safety.
Information on Head Entrapment Safety.
So for many home inspectors it really is about a perceived risk if you use codes then you are going to get into some kind of trouble or I hate to say a bit of laziness. I think that is far from the truth and another myth. I think you are far less likely of getting into trouble using codes as a basis than making observations and recommendations than observations based on unsubstantiated information. Why not use the best information available and make an observation and recommendation based on that? If a contractor makes a repair and you are asked to reinspect the repair what reference are you going to use? Does the repair pass of fail, and if so based on what, your opinion only? If you know what the code requirement is and what is the minimum required then you can use that as a basis.
I think every home inspector should take code classes. Try to learn as many codes and building standards as you can. Try to get to the meaning and why behind the code to the best of your ability. Keep adding information to your home inspector toolbelt. It will only make you better and help you make better observations and recommendations. We should be all helping each other with this versus the myth of “write it up and move on”. Move on for who, you or your client?
Of course this is my opinion, but I will keep teaching my student to be the best they can be and they may involve a little dive into the land of codes.
If you find any errors or have additional information that would expand on any code, building standards or manufacturer requirements please let me know.
NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…
Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service
Coordinator & Instructor- Fundamentals of Home Inspection- Bellingham Technical College
Former WA Home Inspector Advisory Licensing Board
www.ncwhomeinspections.com 509-670-9572
You can follow me on Facebook, Twitter, Google+ and on my website Blog.
If you find any errors or have additional information that would expand on any code, building standards or manufacturer requirements please let me know.
NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…
Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service
Coordinator & Instructor- Fundamentals of Home Inspection- Bellingham Technical College
Former WA Home Inspector Advisory Licensing Board
www.ncwhomeinspections.com 509-670-9572
You can follow me on Facebook, Twitter, Google+ and on my website Blog.
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