Comments on Four Point Inspections, Mitigation Inspections and Home Inspections per Florida requirements. My opinion and Florida Statutes and Rules. Not all parts of the Statute or Rule provided.
I definitely agree with the people who have pre-inspection agreements with their clients when they do these types of inspections.
I do very few Four Point and Mitigation inspections as stand-a-lone inspections. When I do these inspections they are identified as Insurance Inspections and not a Home Inspection.
Florida Home Inspections.
468.8311Definitions.—As used in this part, the term:
(3)“Home inspector” means any person who provides or offers to provide home inspection services for a fee or other compensation.
(4)“Home inspection services” means a limited visual examination of the following readily accessible installed systems and components of a home: the structure, electrical system, HVAC system, roof covering, plumbing system, interior components, exterior components, and site conditions that affect the structure, for the purposes of providing a written professional opinion of the condition of the home.
As stated above a Home Inspection is a limited visual examination of the following…
Home Inspection Rules:
61-30.101 Definitions.
As used in this chapter, the following terms have the following meanings:
(15) Inspect: To examine readily accessible systems and components of a home in accordance with the Standards of Practice adopted by the Department in Rules 61-30.801 through 61-30.811, F.A.C.
A Home Inspection is a limited visual examination of the eight systems and components of a home in accordance with SOP Rules 61-30.801 through 61-30.811.
Also required per 468.8311 (4)
for the purposes of providing a written professional opinion of the condition of the home.
468.8323 Home inspection report.—Upon completion of each home inspection for compensation, the home inspector shall provide a written report prepared for the client.
(1)The home inspector shall report:
(a)On those systems and components inspected that, in the professional opinion of the inspector, are significantly deficient or are near the end of their service lives.
(b)If not self-evident, a reason why the system or component reported under paragraph (a) is significantly deficient or near the end of its service life.
©Any systems and components that were present at the time of the inspection but were not inspected, and a reason they were not inspected.
After the Home Inspection we provide a written report
On those systems and components inspected that, in the professional opinion of the inspector, are significantly deficient or are near the end of their service lives.
61-30.101 Definitions.
As used in this chapter, the following terms have the following meanings:
(26) Service Life: Service life is the expected lifetime, or the acceptable period of use in service of a particular system or component. It is the time that any manufactured item can be expected to be “serviceable,” providing proper maintenance has taken place over the period concerned. Service life may vary from region to region, and inspection to inspection based on the home being inspected and the professional opinion and findings of the inspector.
(28) Significantly Deficient: Not operating in the manner in which the system or component was designed to operate or creates a significant risk of personal injury during normal, day-to-day use.
So, a Home Inspection is a limited visual inspection of the eight systems and components of a home with a written report on items that are “Significantly Deficient” or “or are near the end of their service lives”.
Note that you are not required to say anything or describe anything about the home except items that are significantly deficient or near the end of service life.
Four Point and Mitigation Inspections want items described, etc. This is not a requirement of a Home Inspection.
Also per SOP Rule 61-30.801(1) you only report on items significantly deficient or at the end of their service life.
*61-30.801 **Standards of Practice, General. *
*(1) …and to report on those systems and components inspected that, in the professional opinion of the inspector, are significantly deficient or at the end of their service lives. *
*61-30.801(2) Standards of Practice, General. *
(2) These standards shall not be construed as limiting the scope of the inspection process in those areas where the inspector is qualified and/or has special knowledge.
You are allowed to expand the scope of the inspection.
*61-30.801 Standards of Practice, General. *
(7) These Standards of Practice do not limit inspectors from:
© Excluding systems and components from the inspection if agreed upon in writing by the inspector and client.
You are also allowed to exclude systems and components from the inspection.
A Florida Home Inspection is a limited visual inspection of the eight systems and components of a home with a written report identifying items that are significantly deficiently or at the end of its service life.
Items can be added or omitted if agreed to in writing by the inspector and the client.
Mitigation Inspections.
This is a form put out by a Florida government agency with no real guidance other than the form itself on how to fill-out.
I have attended/completed several courses on Mitigation and completing the form.
These courses don’t say the same thing on how to complete the form. They have their own opinion on how the form should be done.
Uniform Mitigation Verification Inspection Form
- Was the structure built in compliance with the Florida Building Code (FBC 2001 or later).
A. Built in compliance with the FBC: Year Built ______.
As shown above #1 on the form.
NOTE: Any documentation used in validating the compliance or existence of each construction or mitigation attribute must accompany this form.
For #1 above, you could provide the Certificate of Occupancy sign off which contains: A statement that the described portion of the structure has been inspected for compliance with the requirements of the building code. Always include permit date.
You also might use other inspection sign offs, depending on what is stated.
My biggest concern/liability.
Roof Deck Attachment / Roof to Wall Attachment
What is the WEAKEST…
This is basically impossible to answer unless the entire Roof Deck/Roof to Wall has been inspected and then you can determine the weakest.
Pre-Inspection agreements are a must for all inspections.
Richard Haynes
