Standards of Practice

Residential Home Inspection Scope

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1. Purpose, Scope and Inspection Method

Platinum Coast Inspections provides a limited, non-invasive visual inspection of readily accessible systems and components of a residential property. The purpose of the inspection is to identify and report significant deficiencies observed at the time of the inspection.

A home inspection is not technically exhaustive and cannot identify every concealed, intermittent, or future problem. Findings reflect the conditions observed on the date of inspection.

The inspection generally includes readily accessible components within the agreed scope, using normal operating controls when safe and appropriate. Components that are present but not inspected will be identified in the inspection report, along with the reason they were not inspected, as required by applicable Florida law.

2. General Limitations and Exclusions

The inspector is not required to perform actions that are unsafe, destructive, outside the agreed scope, or beyond the inspector's qualifications.

The inspection does not include:

• Moving furniture, stored belongings, rugs, appliances, insulation, debris, or other obstructions.

• Dismantling equipment, removing finishes, opening sealed assemblies, or cutting access openings.

• Entering unsafe, inaccessible, confined, or obstructed spaces.

• Operating shut-down, disconnected, damaged, or otherwise inoperable systems, or operating equipment when doing so could cause damage.

• Testing for mold, radon, asbestos, lead, pests, soil contamination, or other environmental hazards unless separately contracted.

• Determining code compliance, engineering adequacy, exact remaining service life, market value, insurability, permit history, or suitability for a particular purpose.

• Inspecting underground systems, concealed piping or wiring, low-voltage systems, alarm or security systems, or other components outside the agreed scope.

• Providing repair cost estimates, warranties, guarantees, or assurances that defects will not develop after the inspection.

Conditions concealed by finishes, furnishings, stored items, vegetation, weather, or other obstructions may not be observable. The inspector does not guarantee that concealed defects are absent.

3. Roof Covering

When safely and reasonably accessible, the inspector visually examines roof-covering materials from the ground, eaves, an accessible roof surface, or another suitable vantage point.

The inspection may include visible roof penetrations, flashing, skylights, chimneys, drainage components, and accessible portions of the roof structure.

Observed conditions that may be reported include damaged or deteriorated roofing materials, visible evidence of leakage, and deficiencies in flashing or roof penetrations.

The inspector is not required to walk on the roof, move debris, remove roofing materials, conduct water tests, determine exact installation dates, certify the roof, confirm concealed fastening patterns, or predict remaining service life. Roof access may be limited by height, pitch, weather, fragility, or safety concerns.

4. Exterior Components and Site Conditions

The exterior inspection may include visible wall coverings and trim, exterior doors, representative windows, steps, porches, decks, balconies, attached garages, railings, eaves, soffits, fascia, visible flashing, and accessible grading and drainage conditions that may affect the structure.

Significant visible deterioration, damage, unsafe conditions, and apparent drainage concerns may be reported.

The inspection does not include excavation, dismantling exterior finishes, evaluation of concealed waterproofing, testing irrigation systems, inspecting underground drainage, or determining the performance of concealed structural connections.

5. Structure, Foundation and Crawlspace

The inspector visually reviews accessible structural components, which may include visible foundation elements, slabs, walls, columns, beams, floors, ceilings, roof framing, and accessible crawlspace areas.

The inspection looks for visible indications of significant movement, deterioration, moisture effects, or damage.

The inspector does not calculate load capacity, perform engineering analysis, expose concealed footings or framing, move insulation or stored items, or determine the cause or future progression of structural movement.

Finished surfaces and inaccessible areas may conceal conditions that cannot be identified during a visual inspection.

6. Heating, Cooling and Ventilation (HVAC)

When safely operable and weather conditions permit, the inspector operates normal controls and visually reviews accessible central heating and cooling equipment, thermostats, accessible distribution components, visible condensate drainage, accessible filters, and visible venting or combustion-air components where present.

Observed deficiencies may include failure to respond to normal controls, visible leakage, damaged accessible components, or unusual operating conditions apparent during the inspection.

The inspection is not a comprehensive HVAC service or performance test. The inspector does not dismantle equipment, measure refrigerant charge, internally inspect heat exchangers, calculate system sizing, verify design adequacy, or operate equipment when doing so may cause damage.

Outdoor temperatures, system conditions, power status, and access limitations may restrict testing.

7. Plumbing System

The plumbing inspection may include visible and accessible water supply and distribution components, fixtures and faucets, drains, waste and vent components, visible water heaters, and readily accessible plumbing-related equipment.

The inspector operates accessible fixtures and controls when safe and appropriate and reports significant observed deficiencies, including visible leakage, improper operation, or apparent drainage concerns.

The inspection does not include testing concealed or underground piping, determining pipe-wall thickness, evaluating water quality, inspecting private wells or septic systems unless separately contracted, or identifying every concealed leak or intermittent plumbing problem.

8. Electrical System

The electrical inspection may include the readily accessible main service equipment, visible branch-circuit wiring, representative switches and receptacles, and permanently installed lighting fixtures.

The inspector reports significant observed deficiencies, including visible damage, unsafe conditions, or components that do not respond to normal operating controls when tested.

The inspection does not include electrical engineering analysis, load calculations, testing every receptacle or circuit, dismantling electrical equipment beyond the agreed scope, or evaluating concealed wiring.

Specialized systems, alarm systems, communication systems, and low-voltage equipment are excluded unless specifically agreed upon.

9. Interior Components, Doors and Windows

The interior inspection may include visible walls, ceilings, floors, stairs, railings, countertops, cabinets, interior doors, representative windows, and other readily accessible interior components.

The inspector reports significant visible damage, deterioration, unsafe conditions, or apparent functional deficiencies observed during the inspection.

The inspection does not include moving furniture or personal belongings, evaluating decorative finishes for purely cosmetic concerns, testing every window or door, determining the presence of hazardous materials, or dismantling finished assemblies.

Furniture, floor coverings, stored items, and window treatments may conceal conditions.

10. Attic, Insulation and Ventilation

Where safely accessible, the inspector reviews visible attic framing, accessible insulation, ventilation provisions, and visible signs of roof leakage or moisture-related damage.

Observed deficiencies may include visible damage, displaced or missing insulation, blocked ventilation openings, moisture staining, or other conditions apparent from the accessible area.

The inspector does not enter areas where footing is unsafe, move insulation, disturb suspected hazardous materials, cross unsupported ceiling surfaces, or inspect concealed areas beyond a safe and accessible route.

An attic or section of attic may be excluded when access is blocked or unsafe.

11. Fireplace and Solid-Fuel Appliances

When present and safely accessible, the inspector visually reviews readily observable portions of the fireplace, hearth, visible firebox, accessible damper components, and visible chimney or vent components.

The report may describe visible damage, deterioration, apparent obstructions, or other concerns that warrant further evaluation.

The inspection is not a chimney sweep or Level II or Level III chimney inspection. The inspector does not dismantle the firebox or chimney, remove creosote, operate a fireplace when unsafe, or determine the integrity of concealed flues.

Further inspection by a qualified chimney professional may be recommended.

Specialized HVAC Equipment and Systems Not Tested

Platinum Coast Inspections does not test, operate, or evaluate the performance of certain specialized or supplemental heating and cooling equipment, including but not limited to:

• Ductless mini-split HVAC systems, including wall-mounted, ceiling-mounted, and other ductless heating and cooling units.

• Window-mounted air conditioners, portable air-conditioning units, and similar supplemental cooling equipment.

• Specialized or supplemental HVAC equipment and associated controls that are outside the standard central HVAC inspection scope.

These systems may be noted when observed; however, their operation and performance are not evaluated. Clients should consult a qualified HVAC contractor for testing, servicing, or further evaluation.

This exclusion does not automatically exclude the standard inspection of the home's central HVAC system, which remains subject to the scope and limitations described in this section.

12. Central Vacuum Systems

Central vacuum systems, including built-in power units, collection canisters, wall inlets, piping, suction performance, and associated controls, are not tested or evaluated for operation or performance by Platinum Coast Inspections.

Their presence may be noted when observed, but no representation is made regarding functionality, suction, condition of concealed piping, or remaining service life.

Clients should consult a qualified central vacuum service professional for testing, maintenance, repair, or further evaluation.

13. Motorized Hurricane Shutters and Powered Storm-Protection Systems

Platinum Coast Inspections does not operate, test, or evaluate the performance of motorized hurricane shutters or other powered storm-protection systems.

This exclusion includes electric roll-down shutters, motorized accordion or other shutter systems, associated motors, switches, remotes, controls, and related operating mechanisms.

These components may be visually observed when accessible, but their operation, storm-readiness, structural adequacy, and ability to provide protection during severe weather are not certified or guaranteed.

Clients should consult a qualified shutter or storm-protection contractor for operational testing, maintenance, repairs, and confirmation of system performance.

14. Reporting and Recommendations

The written inspection report reflects the inspector's observations on the inspection date. It identifies significant deficiencies observed in inspected systems and components and explains the reason for a deficiency when that reason is not self-evident.

Systems or components that were present but not inspected will be identified with the reason for the omission, consistent with applicable Florida requirements.

When warranted, the report may recommend correction, monitoring, or further evaluation by an appropriately qualified contractor or specialist. A recommendation for further evaluation does not necessarily mean a defect has been confirmed; it means the condition warrants assessment beyond the limits of a standard visual inspection.

Conditions may change after the inspection due to weather, use, wear, deferred maintenance, or other events. The report is not a prediction of future conditions.

15. Additional Inspection Services

Services such as wind mitigation inspections, four-point inspections, mold sampling, radon testing, pool inspections, and other specialty services are separate from the standard home inspection unless expressly included in the inspection agreement.

Wind mitigation and four-point inspections are performed for insurance-related purposes when contracted. Each service has its own scope, limitations, and reporting requirements.

16. Glossary

Accessible: Able to be approached or viewed safely without dismantling, damaging property, or moving significant obstructions.

Component: A part of a system, such as a roof covering, receptacle, plumbing fixture, or HVAC unit.

Deficiency: A condition that, in the inspector's professional opinion, materially affects function, safety, or serviceability, or otherwise warrants reporting under the applicable standard.

Further evaluation: Assessment by a qualified professional using methods or expertise beyond the scope of a standard visual home inspection.

Representative number: A reasonable sample of similar components selected for observation where inspecting every instance is not required or practical.

Standard home inspection: A limited visual examination of readily accessible installed systems and components, performed within the agreed scope and applicable legal requirements.

Important Notice

This Standards of Practice document describes the general scope and limitations of inspections provided by Platinum Coast Inspections. It is not a warranty, guarantee, engineering evaluation, code-compliance certification, or substitute for the signed inspection agreement.

The inspection is limited to conditions visible and reasonably observable on the inspection date. No guarantee is made that all defects, including concealed or latent defects, will be identified.

Applicable Florida statutes, administrative rules, and the signed inspection agreement govern the inspection engagement. Where this document conflicts with applicable law, applicable law controls.