Subtitle 36 COMMISSION OF REAL ESTATE APPRAISERS, APPRAISAL MANAGEMENT COMPANIES, AND HOME INSPECTORS—HOME INSPECTORS

09.36.07 Minimum Standards of Practice

Authority: Business Occupations and Professions Article, §§16-208(a)(2) and 16-216(2), Annotated Code of Maryland

Notice of Proposed Action

[25-017-P]

The Commission of Real Estate Appraisers, Appraisal Management Companies, and Home Inspectors proposes to amend Regulations .01—.13 under COMAR 09.36.07 Minimum Standards of Practice.  This action was considered at a public meeting of the Commission of Real Estate Appraisers, Appraisal Management Companies, and Home Inspectors held on February 8, 2025.

Statement of Purpose

The purpose of this action is to amend Regulations .01—.13 under COMAR 09.36.07.

Estimate of Economic Impact

The proposed action has no economic impact.

Economic Impact on Small Businesses

The proposed action has minimal or no economic impact on small businesses.

Impact on Individuals with Disabilities

The proposed action has no impact on individuals with disabilities.

Opportunity for Public Comment

Comments may be sent to Todd Blackistone, Executive Director, Maryland Department of Labor, 100 South Charles Street, Tower 1,Suite 3300, Baltimore, MD 21201, or call 410-230-6165, or email to todd.blackistone@maryland.gov. Comments will be accepted through April 21, 2025. A public hearing has not been scheduled.

Open Meeting

Final action on the proposal will be considered by the Commission of Real Estate Appraisers, Appraisal Management Companies, and Home Inspectors during a public meeting to be held on April 8, 2025 at 10:30 a.m., at Maryland Department of Labor, 100 South Charles Street, Tower 1, Third Floor, Baltimore, Maryland 21201.

.01 Definitions.

A. (text unchanged)

B. Terms Defined. 

(1) (text unchanged)

(2) Additional Inspection Services. 

(a) (text unchanged)

(b) “Additional inspection services” includes, but is not limited to[,]: 

(i) [services] Services to detect the presence of a  wood-destroying insect or organism; and

(ii) Inspection and testing to evaluate the functional ability of septic system including drain and sewage lines. 

(c) “Additional inspection services” includes environmental testing that includes, but is not limited to, tests to determine: 

(i) (text unchanged)

(ii) Well water potability; and

[(iii) Functional ability of septic system including drain and sewage lines; and] 

[(iv)](iii) (text unchanged)

(3) “Adversely affect” means to constitute, or potentially constitute, a negative or destructive impact on the durability or soundness of a system, component, or structure.

(4)—(8) (text unchanged)

(9) “Describe” means to include in the written report:

(a) [a] A description of a system or component by its type or other observed significant characteristics to distinguish it from other systems or components;  

(b) The condition of the inspected item and indicate its proper operation or function; and

(c) A statement of recommended corrective action, if appropriate. 

(10)—(15) (text unchanged)

(16) “Household appliance” means [a] an installed kitchen or laundry apparatus designed to perform a particular task or function[, whether installed or freestanding]. 

(17) “Inspect” means to examine readily accessible systems and components of a building in a non-invasive manner and in accordance with the standards of practice set forth in this chapter, using normal operating controls and opening readily openable access panels. 

(18)—(20) (text unchanged)

(21) “Readily accessible” means available for visual inspection without requiring moving of personal  property, dismantling, destructive measures, or any action that will likely involve risk to a person or property and does not include opening an access panel or cover that is sealed and cannot be returned to its existing condition.

(22)—(28) (text unchanged)

(29) “Structural component” means a component that supports [nonvariable] non-variable forces or weights and variable forces or weights. 

(30)—(34) (text unchanged)

.02 General. 

A.—D. (text unchanged)

E. Representative Number. For the purpose of making a finding or conclusion as a result of a home inspection, a home inspector may consider [for] a representative number of: 

(1)—(2) (text unchanged)

[(3) Exterior shutters];

[(4)] (3)—[(5)] (4) (text unchanged)

(5) Exposed attic and floor, including attic and floor framing.  

F. Report. A home inspection report:

(1) (text unchanged)

(2) Shall contain a description of systems and components in accordance with §D of this regulation;

[(2)](3)—[(3)](4) (text unchanged)

.03 Limitations and Exclusions.

A.—D. (text unchanged)

E. A home inspector is not required to operate [any system or component that] or activate: 

(1) [Is] A system or component that

(a) [shut] Is shut down or otherwise inoperable; or

[(2)] (b) Does not respond to normal operating controls[.];

(2) Shut off valves and manual stop valves;

(3) Automatic safety controls;

(4) Remote controlled devices via WiFi, Bluetooth, RF, or other electronic means; and

(5) Any Smart Home System and associated device.

F. A home inspector is not required to enter:

(1) (text unchanged)

(2) Under-floor crawl spaces [or], attics, or other unfinished areas that are not readily accessible. 

G. A home inspector is not required to inspect any of the following: 

(1)—(5) (text unchanged)

(6) Recreational facilities;

[(6)] (7)—[(7)] (8) (text unchanged)

H. A home inspector is not required to:

(1)—(2) (text unchanged)

(3) Dismantle any system or component, except as explicitly required by the standards of practice set forth in this chapter; [or]

(4) Include in a written report any information from any source concerning previous:

(a)—(b) (text unchanged)

(c) Information contained in a consumer protection bulletin of publication[.];

(5) Anticipate or speculate about possible future events or conditions, including but not limited to: 

(a) Decay, deterioration, or damage that may occur after the inspection;

(b) Deficiencies from abuse, misuse, or lack of use;  

(c) Changes in performance of any component or system due to changes in use or occupancy;  

(d) The consequences of the inspection or its effects on current or future buyers and sellers; 

(e) Common household accidents, personal injury, or death;  

(f) Water intrusion; or

(g) The future performance of any system or system component; and

(6) Provide additional inspection services not specifically set forth in this chapter and in accordance with COMAR 09.36.06.03 and Regulation .02 of this chapter.

.04 Structural System. 

A. A home inspector shall visually inspect the accessible structural system, including the structural components [including foundation and framing].

B. A home inspector shall describe the visible types and materials of the structural system, including the: 

(1) Foundation including a reference to the location of access and methods used to inspect the under-floor crawl spaces and basements;

(2) Floor structure; 

(3) Wall structure;

(4) Ceiling structure;

(5) Roof structure, including a reference to the location of access and methods used to inspect the attic; and

(6) Conditions that adversely impact the structure.

[B.] C. (text unchanged)

[C. A home inspector shall describe the structural system, including the:

(1) Foundation, and report the methods used to inspect the under-floor crawl spaces and basements;

(2) Floor structure;

(3) Wall structure;

(4) Ceiling structure; and

(5) Roof structure, and report the methods used to inspect the attic.]

D. (text unchanged)

.05 Exterior.

A. A home inspector shall visually inspect the [home] accessible exterior components, including: 

(1)—(2) (text unchanged)

(3) Attached decks, balconies, stoops, steps and stringers, porches, and their associated railings and balusters; 

(4)—(6) (text unchanged)

B. A home inspector shall describe [the]:

(1) The exterior:

(a) [wall] Wall covering [,flashing and trim.];

(b) Flashing;

(c)Trim; and

(d) Doors;

(2) Deck components, including the absence of flashing at the ledger board;

(3) Eaves, soffits, and facias;

(4) Walkways, patios, driveways, including trip hazards; and

(5) Grading and surface drainage that may adversely affect the building.

 

C. A home inspector is not required to inspect any of the following: 

(1) (text unchanged)

(2) Fences, including each fence gate;

(3)—(7) (text unchanged)

.06 Roof System. 

A. A home inspector shall visually inspect the accessible roof system, including: 

(1) (text unchanged)

(2) Roof drainage [system] components;

(3) [Flashings] Flashing; and

(4) Skylights, chimneys, and [exterior and] roof penetrations. 

B. A home inspector shall describe the roof covering including the type and material and report the methods used to inspect the roof. 

C. A home inspector is not required to: 

(1) Inspect: 

(a) Antennae and lightning arrestor systems;

(b) Interiors of flues or chimneys that are not accessible; [or] 

(c) Solar panels; or

[(c)] (d) Other installed accessories;

(2)—(4) (text unchanged)

.07 Plumbing System. 

A. A home inspector shall visually inspect the accessible plumbing system, including: 

(1)—(8) (text unchanged)

B. A home inspector shall describe the type and material of the plumbing system, including: 

(1) Water supply, drain, waste, and vent piping materials, including waste cleanout access location;

(2) (text unchanged)

(3) The location of the main water and [main fuel] hose bib shut-off valves; [and]

(4) The location of the main fuel shut-off valve; and 

[(4)] (5) (text unchanged)

C. A home inspector is not required to: 

(1) (text unchanged)

(a)—(d) (text unchanged)

(e) Solar, geothermal, or other renewable energy water heating systems; 

(f)—(g) (text unchanged)

(2) Determine: 

(a) Whether water supply and waste disposal systems are public or private; [or] 

(b) The quantity or quality of the water supply; or 

(c) The function of expansion tanks, anti-siphon devices, and water circulating systems; 

(3) Operate or activate safety valves or shut-off valves[.]; or

(4) Test shower pans or other fixtures for leaks. 

.08 Electrical Systems. 

A. A home inspector shall visually inspect [an] the accessible electrical system, including: 

(1)—(4) (text unchanged)

(5) System bonding;

[(5)] (6) Interior components of service panels and [subpanels] distribution panels; 

[(6)] (7)—[(10)] (11) (text unchanged)

B. A home inspector shall describe the type and materials of the electrical system, including the: 

(1) (text unchanged)

(2) Location of:

(a) [main] Main disconnect;

(b) Service equipment;

(c) Distribution [and subpanels] panels; and 

(3) Wiring methods. 

C. If applicable, a home inspector shall [include in a written report] describe the: 

(1) (text unchanged)

(2)  [Absence] Presence or absence of: 

(a) [smoke detectors] Smoke alarms;[and] or 

(b) Carbon monoxide alarms; and 

(3) Presence of:

(a) Non-arc-resistant CSST gas piping with the recommendation that the bonding of the CSST be reviewed  by a licensed master electrician[.]; and 

(b) Alternative energy systems, including disconnect locations.

D. (text unchanged)

.09 Heating System. 

A. A home inspector shall visually inspect accessible: 

(1)—(2) (text unchanged)

(3) [Heating distribution] Heat Sources.

B. A home inspector shall describe [energy sources and cooling methods by distinguishing characteristics and means of distribution.]: 

(1) The type of system; 

(2) Energy sources; and 

(3) Heating methods by distinguishing characteristics and means of distribution. 

C. A home inspector shall operate the heating system using normal operating controls, including emergency or auxiliary modes, if applicable.

[C.] D. (text unchanged)

.10 Air-Conditioning System. 

A. A home inspector shall inspect the accessible installed central and through-wall cooling equipment. 

B. A home inspector shall describe [the energy sources and hearing methods by distinguishing characteristics and means of distribution.]:

(1) Permanently installed cooling equipment;

(2) Energy sources;

(3) Cooling methods by distinguishing characteristics and means of distribution; and 

(4) Condensate drainage system.

C. A home inspector shall operate the cooling system using normal operating controls and describe that the system was operated.

[C.] D. A home inspector is not required to:

(1) Inspect electronic air filters; [or]

(2) Determine the adequacy of the cooling system or the distribution balance[.]; or

(3) Operate the cooling equipment if it may damage the system or components.

.11 Interior.

A. A home inspector shall visually inspect accessible: 

(1) (text unchanged)

(2) Ramps, [Steps] steps, stairways, landings, and railings;

(3) Countertops and [a representative number of] installed cabinets; 

(4) [A representative number of doors] Doors and windows, including safety glazing; [and] 

(5) Garage doors and garage door operators[.]; and

(6) Household appliances including installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 

B. A home inspector shall describe a condition that presents, at the time of the inspection, an unsafe condition.

[B.]C. A home inspector is not required to inspect: 

(1)—(2) (text unchanged) 

(3) Window treatments, including window glass types or coatings;

(4) (text unchanged)

[(5) Household appliances; or]

[(6)] (5) Recreational facilities[.];

(6) Appliances not listed in section §A(6) of this regulation;

(7) Each control or feature of an inspected appliance; or

(8) Microwave radiation leakage.

.12 Insulation and Ventilation. 

A. A home inspector shall visually inspect accessible: 

(1)—(3) (text unchanged)

B. A home inspector shall describe: 

(1) Insulation and vapor retarders or barriers in accessible unfinished spaces; [and] 

(2) If applicable, the absence of insulation in unfinished spaces at conditioned surfaces[.]; and

(3) The presence or absence of a moisture barrier in a crawlspace.

C. A home inspector is not required to: 

(1) Disturb insulation, [or vapor] retarders, or barriers; or 

(2) (text unchanged)

.13 Fireplaces and Solid Fuel Burning Appliances. 

A. A home inspector shall visually inspect accessible:

(1)—(2) (text unchanged)

B. (text unchanged)

C. A home inspector is not required to: 

(1) Inspect any of the following: 

(a) (text unchanged)

(b) [Firescreens]Fire Screens and doors; 

(c)—(d) (text unchanged)

(e) [Mantles]Mantels and fireplace surrounds; 

(f) Combustion make-up air devices; [or]

(g) Gravity-controlled and fan-assisted heat distribution assists; or

(h) Detached chimneys or solid fuel or gas burning appliances;

(2)—(4) (text unchanged)

SEAN TROXELL
Chairman