Why is it not a good idea to schedule a summer home inspection in the afternoon?
There are many systems in the attic that require detailed investigation
for a home inspection report. The systems of the attic are
trusses/rafters, sheathing, HVAC and exhaust duct work, electrical,
insulation, ventilation, plumbing and in some cases HVAC components,
chimneys and hot water heaters.
The plain
and simple answer is the attic temperatures in Southern and even
Northern states can reach extreme temperatures of 140 to 165 degrees
Fahrenheit or even higher. If you are paying for a home inspection and
schedule your inspection for the afternoon; you will, most likely, not
be getting a thorough inspection. According to most state standards of
practice(SOP) a home inspector does not have to enter the attic if the
temperature in their opinion is extreme and dangerous to the inspector.
ASHI SOP
F. Inspectors are NOT required to:
1. Perform any procedure or operation that will, in the opinion of the inspector, likely be
dangerous to the inspector or other persons or damage the property or its systems or
components.
NAHI SOP
1.13 The inspector shall report on any system and component included in
these standards of practice which were present at the time of the home
inspection but were not inspected and provide the reason they were not
inspected.
2.10 The inspector is not required to enter any premises that visibly
shows a physical threat to the safety of the home inspector or others
nor inspect any area or component that poses a danger to the inspector
or others.
InterNachi SOP
III. The inspector is not required to:
C. enter or access any area that may, in the opinion of the inspector, be unsafe.
F. do anything which may, in the inspector's opinion, be unsafe or
dangerous to the inspector or others, or damage property, such as, but
not limited to: walking on roof surfaces, climbing ladders, entering
attic spaces, or negotiating with pets.
IV. The inspector is not required to:
A. enter the attic or any unfinished spaces that are not readily
accessible, or where entry could cause damage or, in the inspector's
opinion, pose a safety hazard.
It
is the general opinion of the national associations and many of the
states, that it is dangerous to the inspectors health to be exposed to
extreme heat for prolonged periods of time. Rules have been drafted
into the SOP of each to protect the inspector and the buyer during the
inspection process.
A recent discussion regarding inspections of attics in one of the national home inspectors forums:
I do not take random temperature readings of the attics I inspect. I do
know that during the summer months attics in my area will hit 130f
without any trouble. Once they get that hot I do not spend much time in
them! - Inspector from Tennessee
Location: Las Vegas, NV; single family, ranch style, home; south facing;
reading of decking was south roof field; roofing material
asphalt/fiberglass 3 tab shingles, one layer; approximately 10:30 A.M.;
outside temp about 99 degrees.
I don't know what the air temp was in the attic but I didn't stay there very long either! - Inspector from Las Vegas.
I was in one last week and it was 189, let me see if I can find the pic. Inspector from Utah
I also have recorded the 180 degree (upper) range in the attic when
there has been very little wind movement and exterior temperatures
exceed 115 degrees. No, you won't stay up there for long . . . Inspector from Las Vegas.
135 is common for me. Inspector from Illinois.
In South Florida the typically daytime temperature might be 92 degrees
to 95 degrees and the attic temperature might vary from 120 degrees for a
tile roof to 140 degrees for a dark color shingle roof. - Inspector from South Florida.
As you can see from the inspectors comments that they are concerned
about getting out of a hot attic as it can be dangerous to their
health. If you are looking for a thorough inspection, schedule it early
in the day before attic temperatures reach extreme levels. In the
cooler hours of the morning inspectors are more likely to spend the
necessary time in the attic investigating the systems you should be
concerned with.
Frank Carr is the Owner / Inspector at First Choice Home Inspections in
Deltona, FL serving Volusia, Seminole, Orange and Lake Counties.
Formerly in the building trades, Frank’s focus is a safe home and
building FCHI. We believe that consumers have the right to expect the
highest standards of thoroughness, fairness and effectiveness from their
home inspector and that is exactly what we provide.
