Royal Home Inspectors L.L.C.

Because your Home is Your Castle!

POOL and SPA Standards

STANDARDS OF PROFESSIONAL PRACTICE FOR

THE INSPECTION OF SWIMMING POOLS & SPAS

For Arizona Home Inspectors

Dated – May 9, 2007

STANDARDS OF PROFESSIONAL PRACTICE

TABLE OF CONTENTS

Section Description

1. Introduction

2. Purpose & Scope

3. General Limitations & Exclusions

4. Swimming Pool & Spa

Glossary NOTE: Italicized words are defined in the Glossary

1. INTRODUCTION

1.1 These Standards define the practice of i nspection of Swimming Pools & Spas by Home
Inspectors.
1.2 These Standards of Practice
A. provide inspection guidelines.

B. make public the services provided by private fee-paid inspectors.

2. PURPOSE AND SCOPE

2.1 Inspections performed to these Standards shall provide the client with a better
understanding of the above and /or below ground swimming pool & spa conditions, as observed at
the time of the inspection.

2.2 Inspectors shall:

A. Observe readily accessible installed systems and components listed in these Standards.

B. submit a written report to the client which shall:

1. Describe systems and components identified in section 4 of these Standards.

2. state which systems and components designated for inspection in these Standards

have been inspected and any systems and components designated for inspection in

these Standards which were present at the time of the inspection and were not

inspected and a reason why they were not inspected.

3. state any systems and components so inspected which were found to be in need of

immediate major repair and any recommendations to correct, monitor or evaluate by
appropriate persons.

2.3 These Standards are not intended to limit inspectors from:

A. reporting observations and conditions in addition to those required in Section 2.2.

B. excluding systems and components from the inspection if requested by the client.

3. GENERAL LIMITATIONS AND EXCLUSIONS

3.1 General limitations:

A. Inspections done in accordance with these Standards are visual, not technically exhaustive

and will not identify concealed conditions or latent defects.

B. These Standards are applicable to swimming pools & spas installed for use with buildings

having four or less dwelling units. A swimming pool/spa is defined as a contained body of

water that contains water eighteen inches or more in depth at any point and is intended for

swimming or immersion.

3.2 General exclusions:

A. Inspectors are NOT required to report on:

1. life expectancy of any component or system.

2. the causes of the need for a major repair.

3. the methods, materials and costs of corrections.

4. the suitability of the facilities for any specialized use.

5. compliance or non-compliance with applicable regulatory requirements.

6. any component or system which was not observed.

7. the presence or absence of pests such as wood damaging organisms, rodents, or

insects.

8. cosmetic items, underground items, or items not permanently installed.

9. the safety of use of any pool or spa component.

B. Inspectors are NOT required to:

1. offer warranties or guarantees of any kind.

2. calculate the strength, adequacy, efficiency or safety of any system or component.

3. enter any area or perform any procedure which may damage the property or its

components or be dangerous to the inspector or other persons.

4. operate any system or component which is shut down or otherwise inoperable.

5. operate any system or component which does not respond to normal operating

controls.

6. move personal items, equipment, plant life, soil, snow, ice, or debris which obstructs

access or visibility.

7. determine the presence or absence of any suspected hazardous substance or

irritants including but not limited to toxins, organisms, carcinogens, noise, chemicals

or contaminants.

8. determine the safety of use of any pool or spa component.

9. dismantle any system or component.

10. predict future conditions, including but not limited to failure of components.

11. project operating costs of components.

3.3 Limitations and exclusions specific to individual systems are listed in following

section.

4.0 SWIMMING POOL & SPA

The inspector shall observe:
A. interior finish materials.

B. decks, steps and coping.
C. pumps, motors, blowers, skimmer, filter, drains, heaters, automatic safety controls, gauges,

visible piping & valves.

D. water supply system for cross connections.
E. external bonding of the pump motors, blowers, heaters and other equipment.

F. the operation of underwater lighting, ground fault circuit interrupters, conduit, visible electrical

components and timer assemblies.

G. any permanently installed handrails and ladders.

H. child safe barrier provisions.

The inspector shall:

A. describe:

1. type of pool or spa.

2. interior finish materials.

3. type of filter.

4. type of child safe barrier provision.

5. type of cleaning system (if present).

6. energy source for heater (if present).

B. operate the systems using normal operating controls.

C. open readily openable access panels provided by the manufacturer or installer for routine

homeowner maintenance.

The inspector is NOT required to:

A. operate systems when weather conditions or other circumstances may cause equipment

damage.

B. operate automatic safety controls or valves.

C. come into contact with pool or spa water to examine the system, structure or components.

D. verify function of electric resistance heaters.

E. determine structural integrity.

F. evaluate any equipment not responding to normal operating controls, including that which may

be due to the absence of a required energy source such as electricity or gas.

The inspector is NOT required to:

G. observe:

1. low voltage or electronic controls, water chemistry or clarity, out-of-level conditions,

presence or absence of bacteria/algae, operation of backwash, aerators, automatic cleaning

systems, automatic water fill systems, water treatment systems, chemical dispensers,

thermostats, heating elements, solar heating systems, water features, diving or jump boards,

slides and related components, covers and related components, play equipment,

accessories.

2. adequacy of system or component design, equipment/component compatibility, flow rates,

high or low pressure conditions, adequacy of filters or heaters.

3. leaks in shell or underground components.

4. geological conditions, soil conditions or structural components.

5. child safe barrier adequacy or conformance with local codes and ordinances.

GLOSSARY

Automatic Safety Controls:

Devices designated and installed to protect systems and components from high or low pressures

and temperatures, electrical current, loss of water, loss of ignition, fuel leaks, fire, freezing, or other

unsafe conditions.

Client:

A customer who contracts with a home inspector for a swimming pool and/or spa inspection.

Component:

A readily accessible and observable aspect of a system, such as heating or filtration.

Coping:

The top decorative sections around a swimming pool or spa perimeter, usually located just above

the tile.

Cross Connection:

Any physical connection or arrangement between potable water and any source of contamination.

Dangerous or Adverse Situations:

Situations which pose a threat of injury to the inspector, and those situations that require the use of

special protective clothing or safety equipment.

Describe:

Report in writing a system or component by its type, or other observed characteristics, to

distinguish it from other components used for the same purpose.

Dismantle:

To take apart or remove any component, device or piece of equipment that is bolted, screwed, or

fastened by other means and that would not be taken apart or removed by a homeowner in the

course of normal household maintenance.

Electronic Controls:

Digital, computerized or solid state equipment operation management devices.

Engineering:

Any professional service or creative work requiring education, training, and experience and the

application of special knowledge of the mathematical, physical and engineering sciences

Evaluation by Appropriate Persons:

Examination and analysis by a qualified professional, tradesman, or service technician beyond that

provided by the home inspector.

Immediate Major Repair:

A major defect, which if not quickly addressed, will be likely to do any of the following:

1. worsen appreciably

2. cause further damage

3. be a serious hazard to health and/or personal safety

Inspector:

A person certified as a home Inspector by the Arizona Board of Technical Registration

Installed:

Attached or connected such that the installed item requires tools for removal.

Major Defect:

A system or component that is unsafe or not functioning

Normal Operating Controls:

Homeowner operated devices such as a thermostat, timer or switch.

Observe:

The act of making a visual examination of a system or component and reporting on its condition.

Readily Accessible

Available for visual inspection without requiring moving of personal property, dismantling,

destructive measures, or any action which will likely involve risk to persons or property.

Readily Openable Access Panel:

A panel provided for homeowner inspection and maintenance that has removable or operable

fasteners or latch devices in order to be lifted off, swung open, or otherwise removed by one

person, and its edges and fasteners are not painted in place. Limited to those panels within

normal reach or from a 4 -foot stepladder, and which are not blocked by stored items, furniture, or

building components.

Shut Down:

A piece of equipment whose safety switch or circuit breaker is in the “off” position, or its fuse is

missing or blown, or a system that cannot be operated by the device or control that a home owner

should normally use to operate it.

Structural Component:

A component that supports non-variable forces or weights (dead loads) and variable forces or

weights (live loads). For purposes of this definition, a dead load is the fixed weight of a structure or

piece of equipment, such as a roof structure on bearing walls, and a live load is a moving variable

weight added to the dead load or intrinsic weight of a structure.

System:

A combination of interacting or interdependent components, assembled to carry out one or more

functions.

Technically Exhaustive:

An inspection is technically exhaustive when it involves the use of measurements, instruments,

testing, calculations, and other means to develop scientific or engineering findings, conclusions,

and recommendations.

Unsafe:

A condition in a readily accessible, installed system or component which is judged to be a

significant risk of personal injury during normal, day to day use. The risk may be due to damage,

deterioration, improper installation or a change in adopted residential construction standards.

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