Electrical SOP Question: Removing light bulbs

Look at the Definitions, Scope and Limitations. They define your inspection. Blue highlight is applicable TREC wording.
(a) Definitions.

(1) Accessible–In the reasonable judgment of the inspector, capable of being approached, entered, or viewed without: *Cahill: In my opinion it is unreasonable to unscrew light bulbs and verify wattage ratings. The condition you describe is not capable of being viewed without disassembly. *

(A) undue hazard to the inspector; Cahill: In my opinion is an undue hazard to 1) carry a ladder into an occupied home to unscrew light bulbs 2) a hazard to the inspector who would have to climb the ladder numerous times.

(B) moving furnishings or large, heavy, or fragile objects; Cahill: A light bulb is reasonably argued as fragile.

© using specialized tools or procedures;

(D) disassembling items other than covers or panels intended to be removed for inspection; Cahill: You are not required to disassemble anything unless it is a cover or panel intended to be removed for inspection.

(E) damaging property; or

(F) using a ladder for portions of the inspection other than the roof or attic space. Cahill: The SoP specifically say you do not have to use a ladder for anything but roofs or attics.

(2) Chapter 1102–Texas Occupations Code, Chapter 1102.

(3) Cosmetic–Related only to appearance or aesthetics, and not related to structural performance, operability, or water penetration.

(4) Deficiency–A condition that, in the inspector’s reasonable opinion, adversely and materially affects the performance of a system or component or constitutes a hazard to life, limb, or property as specified by these standards of practice. General deficiencies include but are not limited to inoperability, material distress, water penetration, damage, deterioration, missing parts, and unsuitable installation.

(5) Deficient–Reported as having one or more deficiencies.

(6) Inspect–To look at and examine accessible items, parts, systems, or components and report observed deficiencies.

(7) Performance–Achievement of an operation, function, or configuration consistent with accepted industry practice. *Cahill: Did the light turn on? That is performance. It is not accepted industry practice to unscrew light bulbs. *

(8 Report–To provide the inspector’s opinions and findings on the standard inspection report form.

(9) Specialized tools–Tools such as thermal imaging equipment, moisture meters, gas leak detection equipment, environmental testing equipment and devices, elevation determination devices, and ladders capable of reaching surfaces over one story above ground surfaces.

(10) Specialized procedures-- Procedures such as environmental testing, elevation measurement, and any method employing destructive testing that damages otherwise sound materials or finishes.

(11) Standards of practice-- §§535.227 - 535.233 of this title.

(b) Scope.

(1) These standards of practice define the minimum levels of inspection required for substantially completed residential improvements to real property up to four dwelling units. A real estate inspection is a limited visual survey and basic operation of the systems and components of a building using normal controls and does not require the use of specialized tools or procedures. The purpose of the inspection is to provide the client with information regarding the general condition of the residence at the time of inspection. The inspector may provide a higher level of inspection performance than required by these standards of practice and may inspect parts, components, and systems in addition to those described by the standards of practice.

(2) General Requirements. The inspector shall:

(A) operate fixed or installed equipment and appliances listed herein in at least one mode with ordinary controls at typical settings;

(B) visually inspect accessible systems or components from near proximity to the systems and components, and from the interior of the attic and crawl spaces; and

© complete the standard inspection report form as required by §535.222 and §535.223 of this title.

(3) General limitations. The inspector is not required to:

(A) inspect:

(i) The inspector is not required to inspect items other than those listed herein; Cahill: disassembly and inspection of fixtures and light bulbs is not listed.

(ii) elevators;

(iii) detached structures, decks, docks, fences, or waterfront structures or equipment;

(iv) The inspector is not required to inspect anything buried, hidden, latent, or concealed; or Cahill: a bulb base is concealed

(v) automated or programmable control systems, automatic shut-off, photoelectric sensors, timers, clocks, metering devices, signal lights, lightning arrestor system, remote controls, security or data distribution systems, or solar panels;

(B) report:

(i) past repairs that appear to be effective and workmanlike;

(ii) cosmetic or aesthetic conditions; or

(iii) The inspector is not required to inspect wear and tear from ordinary use; *Cahill: light fixtures often have small arc history. It is wear and tear without evidence of a visible ongoing performance problem. *

© determine:

(i) The inspector is not required to determine insurability, warrantability, suitability, adequacy, capacity, reliability, marketability, operating costs, recalls, counterfeit products, life expectancy, age, energy efficiency, vapor barriers, thermostatic operation, code compliance, utility sources, or manufacturer or regulatory requirements except as specifically required by these standards; Cahill: pick any or all. Inspecting light bulbs, fixtures or capacity is not required.

(ii) the presence or absence of pests, termites, or other wood-destroying insects or organisms;

(iii) the presence, absence, or risk of asbestos, lead-based paint, mold, mildew, or any other environmental hazard, environmental pathogen, carcinogen, toxin, mycotoxin, pollutant, fungal presence or activity, or poison; or

(iv) types of wood or preservative treatment and fastener compatibility;

(D) anticipate future events or conditions, including but not limited to:

(i) The inspector is not required to anticipate future events or conditions including but not limited todecay, deterioration, or damage that may occur after the inspection;

(ii) deficiencies from abuse, misuse or lack of use,

(iii) changes in performance of any part, component, or system due to changes in use or occupancy;

(iv) the consequences of the inspection or its effects on current or future buyers and sellers;

(v) common household accidents, personal injury, or death; Cahill: Although grim, you are not required to anticipate if a light fixture will arc, start a fire and kill the family.

(vi) the presence of water penetration (s); or

(vii) future performance of any item; Cahill: self descriptive

(E) operate shut-off, safety, stop, pressure, or pressure-regulating valves or items requiring the use of codes, keys, combinations, or similar devices;

(F) designate conditions as safe; Cahill: by operating a light fixture you are not certifying that is safe

(G) recommend or provide engineering, architectural, appraisal, mitigation, physical surveying, realty, or other specialist services; *Cahill: you are not required to recommend the buyer have the light fixtures and bulbs inspected by a specialist for any reason whatsoever. *

(H) review historical records, installation instructions, repair plans, cost estimates, disclosure documents, or other reports;

(I) verify sizing, efficiency, or adequacy of the ground surface drainage system;

(J) operate recirculation or sump pumps;

(K) remedy conditions preventing inspection of any item; *Cahill: You are not required to unscrew a bulb to inspect the bulb socket. *

(L) apply open flame to operate any appliance;

(M) turn on decommissioned equipment, systems, or utility services; or

(N) provide repair cost estimates, recommendations, or re-inspection services.

(4) In the event of a conflict between specific provisions and general provisions in the standards of practice, specific provisions shall take precedence. *Cahill: There are no specific provisions that discuss bulbs and fixture socket. *

With all the wacky SOP items you’all must abide by, I don’t see how anyone could make a dime if they didn’t charge a minimum of $1,000.00 per inspection, and that being a small Shaq.

Unreal at best…:shock:

Thanks John!! So many rules, so little time. :slight_smile: I haven’t heard anything more from the buyer about the light fixtures.

But, now I’ve heard there were other concealed items that have been found, such as mold behind wallpaper. The leak above the wallpaper was noted in my report, so I’m not worried about that. Apparently since the family has moved in, all the children have been sick, not sleeping, etc. and she feels its because of the quarter size area of mold. So, I’m sure this particular inspection was just one of “those” that happens every so often. I think she will call and start mold and air quality testing. She already had an HVAC contractor check the system again after she moved in, and they found nothing. Her realtor did call me to find out if my E&O covers mold!!!:eek::shock:

Good one Dale.:slight_smile:

This slams the door shut on mold. I would shut the door on them politely. I would also reply to every conversation and email with a written concise follow-up. Consult an attorney if you are not experienced with people like this. The Realtor is an idiot for even calling you up.

                        (a) Definitions. 

(3) General limitations. The inspector is not required to:

© determine:

(iii) the presence, absence, or risk of asbestos, lead-based paint, mold, mildew, or any other environmental hazard, environmental pathogen, carcinogen, toxin, mycotoxin, pollutant, fungal presence or activity, or poison; or

Note the word “risk”. Its very powerful, or so I have heard it said.

Nobody is going to remove the light bulbs in all fixtures to determine the contact point condition for a home inspection report. Nobody who is not a licensed electrician should, could, or thinks they might can have a legitimate opinion regarding this. Only a scam artist would even suggest that you should have determined a deficiency was present.

I would schedule an apointment with the homeowner and offer to pay the contractor for the hour in order to discuss the matter, simultaneously with an appt scheduled with whoever polices unlicensed activity for the local AHJ.

I consider removing light bulbs from light fixtures similar to operating window coverings to check the operation of windows. You are more likely going to damage many more light fixtures by trying to remove the bulbs than gain information. In fact, I’ve gotten to the point that I won’t remove the bulb from a fixture when the the bulb doesn’t light up when the switch is turned on. I note it in the report with recomendations. I had the glass part of a bulb twist off leaving metal screw base of the bulb in the fixture.Sounds like somone is looking for help with their remodeling expenses.

I do check the operation of windows, but send a pre-inspection check list to my client or their aagent and ask them to make sure the seller or their agent gets a copy. One of the items in the check list is opening window covering for access to the windows.

It’s not there because it is not a standard of practice.



Why would I order from Sussex, when I could buy from the good old USA??


Thanks good catch… Roy

Just thought Water and Electric did not mix very well Roy.

SPAM<SPAM<SPAM :stuck_out_tongue:

Not if posted by a member… just ask Roy! :twisted:

OK got ya.

But make sure to call Condo Bob when looking for a good Home or Condo Inspection in the Chicago or Chicagoland area…www.chicagolandhomeinspector.com

PLease explain .Thanks … Roy

Please explain .Thanks … Roy .

Also if I post incorrect information and it is shown to me I apologize. Unfortunately you make errors and I have never seen you Jeffery say You are sorry .

You should look closer, as I have said it many times. Ask Condo Bob!!! :mrgreen:
(I’m just not wrong all that often)!!!
Keep in mind… legitimate errors… not just in your mind!!!

Originally Posted by rcooke http://nachi.cachefly.net/forum/images/2006/buttons/viewpost.gif
Please explain .Thanks … Roy .

Also if I post incorrect information and it is shown to me I apologize. Unfortunately you make errors and I have never seen you Jeffery say You are sorry .

Just as I expected you Jeffery make a statement then runs away .
Look at others he says
(" (I’m just not wrong all that often)!!! ") Wromg is wrong ,

Thanks Jeffery for confirming you do not appoligize when wrong .
It looks to me like you are like your Buddy and are haunting me .
Two vindictive people

WOW! You really are delusional, aren’t you?!!

Since you like to stick your nose up everyone’s anus that doesn’t agree with your failing mind, show me an example of where my statement(s) were wrong and it was proven with factual information, and that I failed to apologize for stating incorrect data. Again, opinions not included. Just the facts. Good luck.

Doesn’t the “Quote” button work up there in Canada? Between you and Robert Y., you guys have decimated the English language and all MB ettiquette!