Standards of Practice

These are the written standards that govern every inspection we perform. They define what we inspect, how we inspect it, what we report, and what falls outside our scope. Both residential and commercial standards are published here in full.

1. Purpose and Scope

These Residential Standards of Practice establish the minimum scope and conduct for all residential property inspections performed by Front Range Home Inspectors. The inspection is a visual examination of the readily accessible systems and components of a dwelling, performed for a fee, for the purpose of providing the client with objective information about the condition of the property at the time of inspection.

The inspection is intended to identify conditions that are:

Safety hazards — conditions posing a direct risk of injury or death
Material defects — conditions that significantly affect value, livability, or continued use of the property
Maintenance items — conditions requiring routine upkeep to prevent deterioration

The inspection is not a code compliance inspection, a warranty, an appraisal, or a guarantee of any kind. It represents the findings of a qualified professional inspector at a single point in time.

2. Inspector Qualifications and Conduct

All inspections are performed by a qualified, fully insured professional inspector.
The inspector shall maintain general liability insurance and errors and omissions (E&O) insurance throughout the course of the inspection.
The inspector shall perform the inspection with objectivity, thoroughness, and in the sole interest of the client.
The inspector shall not perform repairs, contracting work, or any other service on a property within 12 months of inspecting it, unless the inspector's business is specifically structured for repair services and the client is informed in writing.
The inspector shall not accept compensation from any party other than the client for services rendered in connection with the inspection.

3. General Limitations

The inspection is limited to the visible and accessible components of the property at the time of inspection. The inspector is not required to:

Enter areas where doing so would risk personal safety or property damage
Move furniture, stored items, insulation, or personal belongings
Dismantle or disassemble any component
Operate any system or appliance that is not in service or that has been shut off
Inspect underground systems, components behind finished walls, or concealed structural elements

Any area or system that cannot be inspected due to access limitations, weather conditions, or safety concerns shall be clearly noted in the report, with an explanation of why the area was not inspected and a recommendation for further evaluation where appropriate.

4. Roof System

The inspector shall inspect the roof from the roof surface when safely accessible, or from the ground or eaves using visual or optical aids when roof access is unsafe or impractical. The inspector shall inspect and report on:

Roof covering materials — type, condition, age indicators, damage, and remaining serviceable life (estimated)
Flashing at all penetrations, valleys, chimneys, skylights, and wall intersections
Gutters, downspouts, and drainage — condition, attachment, and discharge direction
Fascia, soffits, and exposed rafter tails — condition and evidence of moisture damage
Skylights, chimneys, and roof-mounted equipment from the exterior
Evidence of previous repairs, patching, or modifications
Attic ventilation as observed from the exterior

Colorado-specific note: Front Range Home Inspectors is trained to identify hail damage patterns, including impact marks, granule loss, bruising of shingles, and damaged gutters — all common following Colorado's frequent hail events. Findings will be documented and photographed for potential insurance claim purposes.

5. Structural Systems

The inspector shall inspect the visible structural components of the property, including:

Foundation walls, piers, posts, and footings — as accessible from the interior and exterior
Floor system — joists, beams, girders, and subfloor as accessible from crawlspace or basement
Wall framing — as visible in accessible areas
Roof framing — rafters, trusses, ridge board, collar ties, and bracing as visible from the attic
Crawlspace or basement — moisture conditions, insulation, vapor barrier, structural members, and evidence of pest damage
Evidence of differential settlement, heaving, cracking, or movement — including conditions associated with Colorado's expansive soils

6. Exterior

Siding, trim, cladding — material type, condition, and evidence of damage, deterioration, or moisture intrusion
Windows and exterior doors — frame condition, sealant, glazing, and operation
Grading and surface drainage — slope direction and drainage patterns near the foundation
Walkways, driveways, steps, and stoops — condition and trip hazards
Decks, porches, and balconies — structural condition, railing height and security, ledger attachment, and deck board condition
Vegetation in contact with or overhanging the structure
Exterior outlets and fixtures

7. Electrical System

Service entrance — conductors, point of attachment, drip loop, service head, and clearances
Main electrical panel — panel type, breaker labeling, conductor sizing, evidence of double-tapping, corrosion, or improper wiring
Sub-panels — condition, grounding, and bonding
Branch circuits — random sampling of outlets, switches, and fixtures throughout the home
GFCI protection — presence and function in all required locations (bathrooms, kitchens, garages, exterior, and other wet areas)
AFCI protection — presence in areas required by current standards
Grounding and bonding — as observable
Smoke and carbon monoxide detector presence (noted, not tested for code compliance)
Visible wiring condition — exposed, damaged, or improperly installed wiring

8. Plumbing System

Water supply piping — material type, condition, visible leaks, and pressure as observed
Drain, waste, and vent piping — material type, condition, and visible leaks
Fixtures — sinks, faucets, toilets, tubs, and showers — operation and condition
Water heater — type, age, condition, temperature and pressure relief valve (TPR), discharge pipe, and combustion air supply
Functional flow — water pressure at simultaneous use
Functional drainage — drainage rate and cross-connections where observable
Accessible exterior hose bibs
Supply and waste shut-off valves — location and condition as accessible
Moisture meter readings at areas susceptible to water intrusion

The inspection does not include the private sewer lateral (the underground line from the home to the municipal main). A sewer scope inspection is a separate service recommended for older homes or where root intrusion is suspected.

9. Heating and Cooling (HVAC)

Heating equipment — type, fuel source, age, condition, and basic operation when weather permits operation
Cooling equipment — type, age, condition, and basic operation when weather permits operation
Distribution system — ductwork condition, registers, supply and return balance as observable
Filters — condition and access
Combustion air supply for gas appliances
Flue pipes and venting — condition, pitch, joints, and clearances
Thermostat — basic operation

HVAC systems are operated at the thermostat only. The inspector does not dismantle, service, or perform mechanical diagnosis. If a system is inoperable or has been disabled, it will be noted and evaluation by a licensed HVAC contractor is recommended.

10. Insulation and Ventilation

Attic insulation — type, estimated depth/R-value, and distribution
Attic ventilation — ridge, soffit, gable, and powered vents — adequacy and obstructions
Attic bypasses — air sealing gaps at penetrations and top plates
Crawlspace insulation — type, condition, and coverage
Crawlspace vapor barrier — presence, condition, and ground coverage
Bathroom and kitchen exhaust fans — presence and venting destination (interior discharge is a deficiency)
Dryer exhaust — material and venting destination (plastic flex duct is a fire hazard)

11. Interior

Ceilings, walls, and floors — visible staining, cracking, damage, or evidence of moisture
Interior doors and windows — operation, condition, latching, and glazing
Stairways — structure, railing, and rise/run consistency
Guardrails and handrails — height, continuity, and structural integrity
Fireplaces and wood stoves — visible firebox condition, damper operation, hearth extension, and flue as observable from below (not a chimney sweep or Level II inspection)
Evidence of moisture or water staining throughout interior rooms
Bedroom egress windows — presence and approximate size noted

12. Built-In Appliances

The inspector shall operate all permanently installed appliances in their normal mode and report on:

Dishwasher — operates, drains, and visible condition
Range/oven — operates, burners, oven element or ignition, anti-tip device
Refrigerator (built-in) — operates
Garbage disposal — operates
Range hood — operates, fan, light, and exhaust destination
Microwave (built-in) — operates
Washing machine hookups — valves, drain, and electrical supply
Dryer hookup — gas or electric, venting condition

Portable and non-installed appliances are not inspected.

13. Attached Garage

Garage structure — walls, ceiling, floor slab, and overhead door
Garage door and opener — operation, safety reverse mechanism, and photo-eye sensors
Fire separation — door between garage and living space (material rating, self-closing, and sealed penetrations)
Electrical — outlets, GFCI protection, and panel if located in garage
Water heater and HVAC equipment if located in garage

Detached garages and outbuildings are inspected as an add-on service.

14. Exclusions — What the Residential Inspection Does Not Include

The following are not within the standard scope of a residential inspection unless contracted as a separate add-on service:

Radon testing (available as add-on — strongly recommended on all Front Range properties)
Mold sampling or air quality testing
Water quality testing
Sewer scope (lateral drain camera inspection)
Septic system inspection
Well and well pump inspection
Swimming pools, spas, and hot tubs (available as add-on)
Sprinkler and irrigation systems
Low-voltage systems (security, audio, data)
Solar panels (presence noted; electrical integration is inspected, but panel performance is not evaluated)
Underground storage tanks
Geological or soil conditions beyond visible surface indicators
Environmental hazards (asbestos, lead paint, Chinese drywall) beyond noting visible indicators
Pest inspection (WDO) — visible evidence is noted; a licensed pest inspector provides formal WDO clearance
Code compliance certification
Permit history verification

15. Report Standards

A written report is provided for every inspection — no verbal-only reports.
Reports are delivered digitally within 24 hours of inspection completion.
Each finding is accompanied by a written description, severity classification, and photographic documentation.
Findings are categorized as: Safety Hazard, Major Defect, Moderate Defect, Maintenance Item, or Observation.
Reports include a summary section for quick reference to priority items.
The inspector is available to discuss the report with the client and their agent after delivery.
Reports become the property of the client. They are confidential and not shared with other parties without written client authorization.

1. Purpose and Scope

These Commercial Standards of Practice establish the scope and conduct for all commercial property inspections performed by Front Range Home Inspectors. Commercial inspections are conducted as Property Condition Assessments (PCAs) informed by the ASTM E2018 Standard Guide for Property Condition Assessments and adapted to the scope agreed upon with the client prior to the engagement.

The PCA is a systematic evaluation of a property's physical condition intended to identify:

Immediate repair items — conditions requiring correction within 0–12 months to prevent further damage, safety hazards, or liability
Short-term capital requirements — anticipated replacements or major repairs within 1–5 years
Deferred maintenance — accumulated upkeep that has not been performed and will require attention
Observed deficiencies — conditions that fall below standard but do not constitute immediate repair items

The commercial inspection is not a code compliance survey, structural engineering report, environmental assessment (Phase I/II), or appraisal. It is a professional observation and risk identification service.

2. Property Types Covered

Front Range Home Inspectors performs commercial PCAs on the following property types:

Office buildings — single-tenant and multi-tenant
Retail and mixed-use properties
Light industrial and warehouse facilities
Multi-family residential (5+ units)
Religious and institutional buildings
Investment and portfolio properties

Specialized facilities such as hospitals, data centers, cold-storage facilities, and heavy manufacturing require scope modifications and will be discussed during the pre-engagement consultation.

3. Inspector Qualifications and Conduct

All commercial inspections are performed by a qualified, fully insured professional inspector.
The inspector maintains general liability and errors and omissions (E&O) insurance coverage appropriate for commercial property assessments.
The inspector shall perform the PCA with independence, objectivity, and professional competence.
The inspector shall disclose any conflict of interest — including prior relationships with the seller, owner, or any party with a financial interest in the transaction — before commencing the engagement.
The inspector does not provide cost estimates for repairs or replacement items unless contracted separately. Third-party contractor estimates are recommended for budgeting.

4. General Limitations

Commercial PCAs are walk-through assessments of the visible and accessible portions of the property. The inspector shall not be required to:

Access areas that are unsafe, locked, or occupied by active operations that cannot be safely interrupted
Dismantle equipment, open electrical panels beyond the deadfront, or disassemble components
Operate systems at conditions beyond normal operating settings
Evaluate systems or equipment without manufacturer documentation or system drawings when such documentation is required for safe evaluation
Perform destructive investigation, core sampling, or subsurface exploration

The scope of the PCA is defined in the pre-engagement agreement. Any deviation from the standard scope — additions or exclusions — will be documented in writing before the inspection begins.

5. Site and Exterior

Parking lots and paving — surface condition, cracking, drainage, and delineation markings
Site drainage — grading, retention, and drainage infrastructure as visible
Exterior lighting — visible condition and coverage adequacy
Site utilities — meter locations and condition as accessible
Landscaping and site features — vegetation contact with structure, retaining walls, and walkways
Accessibility — ADA accessible routes and parking to building entrance (visible conditions noted; formal ADA compliance survey is a separate engagement)
Signage and fencing — condition and structural integrity

6. Structural Systems and Building Envelope

Foundation — type, visible condition, evidence of settlement, cracking, or movement
Structural frame — primary and secondary structural members as accessible
Exterior walls — cladding type, condition, sealant integrity, and evidence of moisture infiltration
Windows and glazing — frame condition, sealant, and glazing integrity
Doors — condition, weather sealing, and operation
Loading docks and overhead doors — condition and operation where applicable
Expansion joints — condition and integrity

7. Roofing System

Roof covering — material type, condition, age indicators, and evidence of repairs
Flashing — all penetrations, curbs, parapet walls, and transitions
Drainage — internal drains, scuppers, and downspout conditions
Roof-mounted equipment — HVAC units, exhausts, antennas, and satellite equipment
Skylights and roof hatches
Evidence of ponding, prior leaks, or interior water damage attributable to the roof
Parapet walls and copings

Roof access is subject to safe conditions and property management authorization. If roof access is not possible, the inspection will be conducted from accessible vantage points and noted in the report.

8. Mechanical Systems (HVAC)

Heating and cooling equipment — type, approximate age, condition, and operational status
Rooftop units (RTUs) — visible condition, evidence of leaks, and service history as available
Boiler and chiller systems — condition and major observable components
Exhaust and ventilation — exhaust fans, louvers, and general ventilation system components
Ductwork and distribution — condition, insulation, and visible leakage
Controls and building automation systems — visible condition of panels and sensors
Estimated remaining useful life noted where determinable

9. Electrical System

Service entrance and utility metering
Main distribution panels and sub-panels — condition, labeling, and visible wiring
Emergency and backup power systems — visible condition
Interior and exterior lighting — visible condition and coverage adequacy
Exit and emergency lighting — presence and visible condition (not a code compliance test)
Branch circuit sampling — representative outlets and fixtures throughout the building
Telecommunications and data infrastructure — visible condition (not a systems test)

10. Plumbing System

Water supply — visible piping condition, shut-off locations, and pressure as observed
Sanitary and storm drain piping — visible condition
Restroom fixtures — condition and operation
Water heaters and hot water distribution
Backflow prevention devices — presence noted
Roof drainage connection to storm system — as visible
Visible evidence of leaks, staining, or previous water events

11. Life Safety Systems

Fire sprinkler system — main control valve location, visible condition, coverage observations, and riser assembly
Fire alarm system — visible devices, panel condition, and service records if available
Exit doors and emergency egress — hardware condition, signage, and path of travel
Smoke and CO detectors — visible presence noted (not a code compliance test)
Fire extinguishers — presence and last service date as labeled
Elevator — visible presence and last inspection certificate noted (performance evaluation is outside standard scope)

Life safety systems require periodic testing and certification by licensed contractors. The inspector notes the visible condition of these systems; code compliance testing must be performed by certified specialists.

12. Interior Conditions

Ceilings — visible staining, damage, tile displacement, and evidence of roof or mechanical leaks
Walls and partitions — visible damage, moisture, and finishes
Floor coverings and slabs — visible condition, cracking, and trip hazards
Interior doors — condition and hardware
Common areas and lobbies — overall condition
Tenant spaces — observed only to the extent accessible during the walk-through; tenant improvements are not typically evaluated unless specifically contracted

13. Exclusions — What the Commercial PCA Does Not Include

Phase I or Phase II Environmental Site Assessment
Structural engineering analysis or calculations
Geotechnical investigation or soil testing
ADA compliance audit
Code compliance survey
Zoning or land use review
Title or permit history review
Environmental sampling (asbestos, lead, mold) unless contracted separately
Elevator performance testing
Fire suppression or alarm system performance testing
Utility capacity or load analysis
IT or communications infrastructure assessment
Tenant lease review

14. Report Standards

A written Property Condition Report (PCR) is delivered for every commercial engagement.
Reports are delivered digitally within 48–72 hours of inspection completion for standard commercial properties; larger or more complex properties will have a timeline confirmed at engagement.
The PCR includes: an executive summary, system-by-system findings, photographic documentation of all notable conditions, and a prioritized deficiency table.
Findings are categorized as: Immediate Repair Item, Short-Term Capital Item, Deferred Maintenance, or Observation.
The PCR is prepared for the client and their designated representatives. It is confidential and not shared with other parties without written client authorization.
The inspector is available for a post-report call with the client, their attorney, or lender to discuss findings.

Questions About Our Standards?

We are transparent about how we work and what we inspect. Call us, send a message, or request a copy of our standards for your records.

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