Irvine, Orange County, CA Property Inspections

Our inspections comply with the California Real Estate Inspection Association (CREIA) and our senior inspector is a State Director with CREIA.

CREIA Standards of Practice

Our inspections comply with the California Real Estate Inspection Association (CREIA) and our senior inspector is a State Director with CREIA.

California Real Estate Inspection Association

Residential Standards – Four or Fewer Units

Originally Adopted September 13, 1983
Revised November 1, 1996
Revised April 15, 1999
Revised July 12, 2003
Revised April 15, 2006 — Effective July 1, 2006
Revised August 1, 2012

I. Definitions & Scope

I. Definitions and Scope These Standards of Practice provide guidelines for a real estate inspection and define certain terms relating to these inspections. Italicized words in these Standards are defined in Part IV, Glossary of Terms.

A. A real estate inspection is a survey and basic operation of the systems and components of a building that can be reached, entered, or viewed without difficulty, moving obstructions, or requiring any action which may result in damage to the property or personal injury to the Inspector. The purpose of the inspection is to provide the Client with information regarding the general condition of the building(s). Cosmetic and aesthetic conditions shall not be considered.

B. A real estate inspection report provides written documentation of material defects discovered in the inspected building’s systems and components which, in the opinion of the Inspector, are safety hazards, are not functioning properly, or appear to be at the ends of their service lives. The report may include the Inspector’s recommendations for correction or further evaluation.

C. Inspections performed in accordance with these Standards of Practice are not technically exhaustive and shall apply to the primary building and its associated primary parking structure.

II. Standards of Practice

A real estate inspection includes the readily accessible systems and components or a representative number of multiple similar components listed in Sections 1 through 9 subject to the limitations, exceptions, and exclusions in Part III.

1. Foundation, Basement & Under-Floor Areas

A. Items to be inspected:

Foundation system
Floor framing system
Under-floor ventilation
Foundation anchoring and cripple wall bracing
Wood separation from soil

B. The Inspector Is Not Required To:

Determine size, spacing, location, or adequacy of foundation bolting/bracing components or reinforcing systems
Determine the composition or energy rating of insulation materials.

2. Exterior

A. Items to be inspected:

Surface grade directly adjacent to the buildings
Doors and windows
Attached decks, porches, patios, balconies, stairways, and their enclosures, handrails and guardrails.
Wall cladding and trim
Portions of walkways and driveways that are adjacent to the buildings

B. The Inspector Is Not Required To:

Inspect door or window screens, shutters, awnings, or security bars.
Inspect fences or gates or operate automated door or gate openers or their safety devices.
Use a ladder to inspect systems or components.

3. Roof Covering

A. Items to be inspected:


B. The Inspector Is Not Required To:

Walk on the roof surface if in the opinion of the Inspector there is risk of damage or a hazard to the Inspector.
Warrant or certify that roof systems, coverings, or components are free from leakage.

4. Attic Areas & Roof Framing

A. Items to be inspected:


B. The Inspector Is Not Required To:

Inspect mechanical attic ventilation systems or components.
Determine the composition or energy rating of insulation materials.

5. Plumbing

A. Items to be inspected:

Water supply piping
Drain, waste, and vent piping
Faucets and fixtures
Fuel gas piping
Water heaters
Functional flow and functional drainage

B. The Inspector Is Not Required To:

Fill any fixture with water, inspect overflow drains or drain-stops, or evaluate backflow devices, waste ejectors, sump pumps, or drain line cleanouts.
Inspect or evaluate water temperature balancing devices, temperature fluctuation, time to obtain hot water, water circulation, or solar heating systems or components.
Inspect whirlpool baths, steam showers, or sauna systems or components.
Inspect fuel tanks or determine if the fuel gas system is free of leaks.
Inspect wells or water treatment systems.

6. Electrical

A. Items to be inspected:

Service equipment
Electrical panels
Circuit wiring
Switches, receptacles, outlets, and lighting fixtures

B. The Inspector Is Not Required To:

Operate circuit breakers or circuit interrupters.
Remove cover plates.
Inspect de-icing systems or components.
Inspect private or emergency electrical supply systems or components.

7. Heating & Cooling

A. Items to be inspected:

Heating equipment
Central cooling equipment
Energy source and connections
Combustion air and exhaust vent systems
Condensate drainage
Conditioned air distribution systems

B. The Inspector Is Not Required To:

Inspect heat exchangers or electric heating elements.
Inspect non-central air conditioning units or evaporative coolers.
Inspect radiant, solar, hydronic, or geothermal systems or components.
Determine volume, uniformity, temperature, airflow, balance, or leakage of any air distribution system.
Inspect electronic air filtering or humidity control systems or components.

8. Fireplaces & Chimneys

A. Items to be inspected:

Chimney exterior
Spark arrestor
Hearth extension

B. The Inspector Is Not Required To:

Inspect chimney interiors.
Inspect fireplace inserts, seals, or gaskets.
Operate any fireplace or determine if a fireplace can be safely used.

9.Building Interior

A. Items to be inspected:

Walls, ceilings, and floors
Doors and windows
Stairways, handrails, and guardrails
Permanently installed cabinets
Permanently installed cook-tops, mechanical range vents, ovens, dishwashers, and food waste disposals
Absence of smoke and carbon monoxide alarms
Vehicle doors and openers

B. The Inspector Is Not Required To:

Inspect window, door, or floor coverings.
Determine whether a building is secure from unauthorized entry.
Operate, test or determine the type of smoke or carbon monoxide alarms or test vehicle door safety devices.
Use a ladder to inspect systems or components.

III. Limitations, Exceptions & Exclusions

A. The Following Are Excluded From a Real Estate Inspection:

Systems or components of a building, or portions thereof, which are not readily accessible, not permanently installed, or not inspected due to circumstances beyond the control of the Inspector or which the Client has agreed or specified are not to be inspected.
Site improvements or amenities, including, but not limited to; accessory buildings, fences, planters, landscaping, irrigation, swimming pools, spas, ponds, waterfalls, fountains or their components or accessories.
Auxiliary features of appliances beyond the appliance’s basic function.
Systems or components, or portions thereof, which are under ground, under water, or where the Inspector must come into contact with water.
Common areas as defined in California Civil Code section 1351, et seq., and any dwelling unit systems or components located in common areas.
Determining compliance with manufacturers’ installation guidelines or specifications, building codes, accessibility standards, conservation or energy standards, regulations, ordinances, covenants, or other restrictions.
Determining adequacy, efficiency, suitability, quality, age, or remaining life of any building, system, or component, or marketability or advisability of purchase.
Structural, architectural, geological, environmental, hydrological, land surveying, or soils- related examinations.
Acoustical or other nuisance characteristics of any system or component of a building, complex, adjoining property, or neighborhood.
Conditions related to animals, insects, or other organisms, including fungus and mold, and any hazardous, illegal, or controlled substance, or the damage or health risks arising therefrom.
Risks associated with events or conditions of nature including, but not limited to; geological, seismic, wildfire, and flood.
Water testing any building, system, or component or determine leakage in shower pans, pools, spas, or any body of water
Determining the integrity of hermetic seals at multi-pane glazing.
Differentiating between original construction or subsequent additions or modifications.
Reviewing information from any third-party, including but not limited to; product defects, recalls, or similar notices.
Specifying repairs/replacement procedures or estimating cost to correct.
Communication, computer, security, or low-voltage systems and remote, timer, sensor, or similarly controlled systems or components.
Fire extinguishing and suppression systems and components or determining fire resistive qualities of materials or assemblies.
Elevators, lifts, and dumbwaiters.
Lighting pilot lights or activating or operating any system, component, or appliance that is shut down, unsafe to operate, or does not respond to normal user controls.
Operating shutoff valves or shutting down any system or component.
Dismantling any system, structure, or component or removing access panels other than those provided for homeowner maintenance.

B. The Inspector May, at His or Her Discretion:

Inspect any building, system, component, appliance, or improvement not included or otherwise excluded by these Standards of Practice. Any such inspection shall comply with all other provisions of these Standards.
Include photographs in the written report or take photographs for Inspector’s reference without inclusion in the written report. Photographs may not be used in lieu of written documentation.

What People Are Saying About Us Online

Excellent 4.92 Based on 153 reviews and ratings based on Google, Yelp, Yahoo Local, and BBB.

Ashleigh Armstrong
Ashleigh Armstrong

Positive: Professionalism, Punctuality, Quality, Responsiveness, Value

Highly professional and very knowledgeable in their field. They are extremely thorough in their inspections and reports. They went out of their way to accommodate my schedule and were very quick to respond to the urgent nature of my particular situation. Highly recommend!

Jesse Israel
Jesse Israel

Joe was referred to me by several friends who had dealt w mold issues and they said he was the best in the game. They were right. Joe was super friendly, incredibly knowledgeable, and allowed me to feel like I’m in trustworthy hands with my inspection and next steps. I’ve worked with other inspection companies in the past and Joe is on another level with reliability and expertise.
I can’t recommend him and Guaranteed Properties enough!

Guaranteed Property and Mold Inspections is Trusted & Certified

Get Peace of Mind

If you suspect there may be a mold issue, don't hesitate to call us or schedule an inspection today!