Standards of Practice for Inspecting Residential Pools and Spas

1. Definitions and Scope

1.1 Residential Pool and Spa Inspection

A residential pool and spa inspection is a non-invasive, visual examination of the accessible areas of a permanently installed pool or spa, performed for a fee. The inspection is designed to identify defects within specific systems and components defined by these Standards that are observed and deemed material by the inspector.

The scope of work may be modified by written agreement between the Client and the Inspector prior to the inspection.

The residential pool and spa inspection is based solely on the observations made on the date of the inspection and is not a prediction of future conditions. The inspection will not reveal every issue that exists or could exist, but only those material defects observed at the time of inspection.

1.2 Material Defect

A material defect is a specific issue with a system or component that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people.

The fact that a system or component is near, at, or beyond the end of its normal useful life is not, in itself, a material defect.

1.3 Inspection Report

A residential pool and spa inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are observed and deemed material by the inspector.

Reports may also include possible causes, future considerations, and options that may include remediation or further evaluation, as well as additional comments and recommendations.

Inspectors are not required to inspect or perform any action not explicitly detailed in these Standards.

2. Limitations, Exceptions, and Exclusions

2.1 Limitations

A residential pool and spa inspection is visual and non-invasive. Inspectors are not required to:

• Inspect or perform actions not explicitly detailed in these Standards
• Come into direct contact with pool or spa water
• Enter the pool or spa
• Drain a pool or spa
• Perform a technically exhaustive inspection
• Identify concealed or latent defects
• Address aesthetic concerns or cosmetic defects
• Inspect items not permanently installed

2.2 Exclusions

I. The Inspector Is Not Required to Determine:

• The condition of components or systems that are not readily accessible
• Service life expectancy
• Size, capacity, performance, or efficiency of any system or component
• The cause or reason of any condition
• The reason for correction, repair, or replacement
• Future conditions
• Compliance with laws, regulations, or standards
• Evidence of rodents, birds, bats, animals, insects, or other pests
• The presence of mold, mildew, or fungus
• Environmental hazards
• Electromagnetic fields
• Hazardous waste conditions
• Manufacturer recalls or conformance with manufacturer requirements
• Repair, replacement, or operating cost estimates

II. The Inspector Is Not Required to Operate:

• Systems that are shut down
• Systems that do not function properly
• Systems that do not activate using normal operating controls
• Shut-off valves or manual stop valves
• Electrical disconnects or over-current protection devices
• Alarm systems

III. The Inspector Is Not Required to:

• Perform any action that contradicts laws or regulations
• Activate any pool or spa component
• Move personal items or obstructions
• Dismantle, open, or uncover systems or components
• Enter areas deemed unsafe by the inspector
• Perform actions considered unsafe or damaging
• Inspect decorative items
• Offer guarantees or warranties
• Provide engineering services
• Perform trade or professional services other than a pool and spa inspection
• Research property history or future use
• Determine construction age or differentiate between original and modified installations
• Determine property insurability

3. Residential Pool and Spa Inspection

I. The Inspector Shall Inspect From Ground Level:

• Plumbing
• Filters
• Lights
• Adjoining structures related to the pool or spa
• Valves
• Solar heating systems
• Pumps and motors
• Electrical systems
• Filtration systems
• Pool heaters
• Safety barriers

II. The Inspector Shall Describe:

• The type of swimming pool or spa
• Conditions affecting inspection, including water clarity
• The condition of visible components and systems
• The type of drain installed
• Readily accessible components with functional or material defects
• The type of filtration system
• The types of safety barriers present

III. The Inspector Shall Report as in Need of Correction:

• Observed indications of active pool or spa shell leaks
• Damaged waterline tiles
• Damaged or faulty drain covers, pumps, heaters, or filter housings
• Inadequate drainage
• Improper settlement of pool decking
• Visibly unsafe or improper pool equipment
• Unsafe electrical connections or bonding connections

1. Glossary of Terms

• accessible: In the opinion of the inspector, can be approached or entered safely, without difficulty, fear or danger.
• activate: To turn on, supply power, or enable systems, equipment or devices to become active by normal operating controls.
• adverse effect: Refers to anything that may constitute, or potentially constitute, a negative or destructive impact.
• alarm system: Warning devices, installed or freestanding, including, but not limited to, spillage detectors.
• component: A permanently installed or attached fixture, element or part of a system.
• condition: The visible and conspicuous state of being of an object.
• correction: Something that is substituted or proposed for what is incorrect, deficient, unsafe, or a defect.
• cosmetic defect: An irregularity or imperfection in something, which could be corrected, but is not required.
• decorative: Ornamental; not required for the operation of essential systems or components.
• describe: To report in writing a system or component by its type or other observed characteristics in order to distinguish it from other components used for the same purpose.
• determine: To arrive at an opinion or conclusion pursuant to examination.
• dismantle: To open, take apart or remove any component, device or piece that would not typically be opened, taken apart or removed by an ordinary occupant.
• engineering service: Any professional service or creative work requiring engineering education, training and experience, and the application of special knowledge of the mathematical, physical and engineering sciences to such professional service or creative work as consultation, investigation, evaluation, planning, design and supervision of construction for the purpose of assuring compliance with the specifications and design, in conjunction with structures, buildings, machines, equipment, works and/or processes.
• enter: To go into an area to observe visible components.
• evaluate: To assess the systems, structures and/or components.
• evidence: That which tends to prove or disprove something; something that makes plain or clear; grounds for belief; proof.
• examine: To visually look (see inspect).
• function: The action for which an item, component or system is specially fitted or used, or for which an item, component or system exists; to be in action or perform a task.
• functional: Performing, or able to perform, a function.
• functional defect: A lack of or an abnormality in something that is necessary for normal and proper functioning and operation, and, therefore, requires further evaluation and correction.
• identify: To notice and report.
• indication: That which serves to point out, show, or make known the present existence of something under certain conditions.
• inspect: To examine readily accessible systems and components safely, using normal operating controls, and accessing readily accessible areas, in accordance with this Standards of Practice.
• inspection report: A written communication (possibly including images) of any material defects observed during the inspection.
• inspector: One who performs an inspection.
• installed: Attached or connected such that the installed item requires a tool for removal.
• material defect: A specific issue with a system or component that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect.
• normal operating controls: Describes the method by which certain devices (such as thermostats) can be operated by ordinary occupants, as they require no specialized skill or knowledge.
• observe: To visually notice.
• operate: To cause systems to function or turn on with normal operating controls.
• readily accessible: A system or component that, in the judgment of the inspector, is capable of being safely observed without the removal of obstacles, detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain access.
• report (verb form): To express, communicate or provide information in writing; give a written account of. (See also inspection report.)
• shut down: Turned off, unplugged, inactive, not in service, not operational, etc.
• system: An assembly of various components which function as a whole.
• technically exhaustive: A comprehensive and detailed examination beyond the scope of an inspection that would involve or include, but would not be limited to: dismantling, specialized knowledge or training, special equipment, measurements, calculations, testing, research, analysis, or other means.
• unsafe: In the inspector’s opinion, a condition of an area, system, component or procedure that is judged to be a significant risk of injury during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation, or a change in accepted residential construction standards.