Chapter SPS 131

SPS 131.32(7)(a) (a) A home inspector shall observe and describe the condition of all of the following:

SPS 131.32(7)(a)1. 1. Service entrance conductors.

SPS 131.32(7)(a)2. 2. Service equipment, grounding equipment, main over current device.

SPS 131.32(7)(a)3. 3. Main and distribution panels, including their location.

SPS 131.32(7)(a)4. 4. Amperage and voltage ratings of the service, including whether service type is overhead or underground.

SPS 131.32(7)(a)5. 5. Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages, including any aluminum branch circuit wiring.

SPS 131.32(7)(a)6. 6. The operation of a representative number of installed lighting fixtures, switches and receptacles located inside the house, garage and any exterior walls.

SPS 131.32(7)(a)7. 7. The polarity and grounding of all receptacles within 6 feet of interior plumbing fixtures, in the garage or carport, and on the exterior of inspected structures.

SPS 131.32(7)(a)8. 8. The operation of ground fault circuit interrupters.

SPS 131.32(7)(a)9. 9. The functionality of the power sources for smoke detectors.

SPS 131.32(7)(b) (b) A home inspector is not required to do any of the following:

SPS 131.32(7)(b)1. 1. Insert any tool, probe or testing device inside the panels.

SPS 131.32(7)(b)2. 2. Test or operate any over current device except ground fault circuit interrupters.

SPS 131.32(7)(b)3. 3. Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels.

SPS 131.32(7)(b)4. 4. Observe low voltage systems, telephones, security systems, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution systems.

SPS 131.32(7)(b)5. 5. Measure amperage, voltage or impedance.

SPS 131.32(8) (8) Interiors.

SPS 131.32(8)(a) (a) A home inspector shall observe and describe the condition of all of the following:

SPS 131.32(8)(a)1. 1. Walls, ceilings and floors.

SPS 131.32(8)(a)2. 2. Steps, stairways, balconies and railings.

SPS 131.32(8)(a)3. 3. Counters and all sink base cabinets.

SPS 131.32(8)(a)4. 4. A random sample of doors and windows.

SPS 131.32(8)(a)5. 5. Separation walls, ceilings, and doors between a dwelling unit and an attached garage or another dwelling unit.

SPS 131.32(8)(a)6. 6. Signs of water penetration into the building or signs of abnormal or harmful condensation on building components.

SPS 131.32(8)(b) (b) A home inspector is not required to observe any of the following:

SPS 131.32(8)(b)1. 1. Paint, wallpaper, and other cosmetic finish treatments on the interior walls, ceilings and floors.

SPS 131.32(8)(b)2. 2. Carpeting.

SPS 131.32(8)(b)3. 3. Draperies, blinds or other window treatments.

SPS 131.32(8)(b)4. 4. Household appliances.

SPS 131.32(8)(b)5. 5. Recreational facilities or another dwelling unit.

SPS 131.32(9) (9) Heating systems.

SPS 131.32(9)(a) (a) A home inspector shall observe and describe the condition of all of the following within a permanently installed heating system:

SPS 131.32(9)(a)1. 1. Heating equipment and distribution systems.

SPS 131.32(9)(a)2. 2. Normal operating controls and energy source.

SPS 131.32(9)(a)3. 3. Automatic safety controls.

SPS 131.32(9)(a)4. 4. Exterior surfaces of chimneys, flues and vents.

SPS 131.32(9)(a)5. 5. Solid fuel heating devices.

SPS 131.32(9)(a)6. 6. The presence of an installed heat source in each room.

SPS 131.32(9)(b) (b) A home inspector shall operate the systems using normal operating controls and open readily accessible access panels provided by the manufacturer or installer for routine homeowner maintenance.

SPS 131.32(9)(c) (c) A home inspector is not required to do any of the following:

SPS 131.32(9)(c)1. 1. Operate heating systems when weather conditions or other circumstances may cause equipment damage.

SPS 131.32(9)(c)2. 2. Operate automatic safety controls.

SPS 131.32(9)(c)3. 3. Ignite or extinguish fuel fires.

SPS 131.32(9)(c)4. 4. Observe the interior of flues, fireplace insert flue connectors, humidifiers, electronic air filters, or the uniformity or adequacy of heat supply to the various rooms.

SPS 131.32(9)(c)5. 5. Observe a heat exchanger unless it is readily observable and normally accessible to an occupant of a dwelling unit.

SPS 131.32(10) (10) Central air conditioning.

SPS 131.32(10)(a) (a) A home inspector shall observe and describe the condition of all of the following:

SPS 131.32(10)(a)1. 1. Cooling and air handling equipment, including type and energy source.

SPS 131.32(10)(a)2. 2. Normal operating controls.

SPS 131.32(10)(a)3. 3. The presence of an installed cooling source in each room.

SPS 131.32(10)(b) (b) A home inspector shall operate the systems, using normal operating controls, and open readily accessible access panels provided by the manufacturer or installer for routine homeowner maintenance.

SPS 131.32(10)(c) (c) A home inspector is not required to do any of the following:

SPS 131.32(10)(c)1. 1. Operate cooling systems when weather conditions or other circumstances may cause equipment damage.

SPS 131.32(10)(c)2. 2. Observe non-central air conditioners.

SPS 131.32(10)(c)3. 3. Observe the uniformity or adequacy of cool-air supply to the various rooms.

SPS 131.32(10)(c)4. 4. Operate electronic air filters.

SPS 131.32(10)(c)5. 5. Observe the pressure of the system coolant or determine the presence of leakage.

SPS 131.32(10)(c)6. 6. Test the electrical current drawn by the unit.

SPS 131.32(11) (11) Insulation and ventilation.

SPS 131.32(11)(a) (a) A home inspector shall observe and describe the condition of all of the following:

SPS 131.32(11)(a)1. 1. The presence or absence of insulation in unfinished spaces.

SPS 131.32(11)(a)2. 2. Ventilation of attics and foundation areas.

SPS 131.32(11)(a)3. 3. Kitchen, bathroom, and laundry venting systems.

SPS 131.32(11)(b) (b) A home inspector is not required to observe any of the following:

SPS 131.32(11)(b)1. 1. Concealed insulation.

SPS 131.32(11)(b)2. 2. Venting equipment which is integrated with household appliances.

SPS 131.32 History History: Cr. Register, July, 1999, No. 523, eff. 8-1-99; CR 14-010: renum. 131.32 from SPS 134.03 Register August 2014 No. 704, eff. 9-1-14.

SPS 131.33 SPS 131.33 Contents of a home inspection report.

SPS 131.33(1) (1) After completing a home inspection, a home inspector shall submit a written report to a client that does all of the following:

SPS 131.33(1)(a) (a) Lists the items described in s. SPS 131.32 that a home inspector is required to inspect.

SPS 131.33(1)(b) (b) Lists the items described in s. SPS 131.32 that a home inspector has inspected.

SPS 131.33(1)(bm) (bm) States the property address, the name of the home inspector who conducted the home inspection, the date of the home inspection, the names of the individuals who prepared the report, the date the report was prepared, and, if applicable, the date the report was revised.

SPS 131.33(1)(c) (c) Describes the condition of any item identified in s. SPS 131.32.

SPS 131.33(1)(d) (d) Describes any defect that is detected by the home inspector during his or her home inspection. A home inspector shall use the term “defect” in describing a condition in the written report required under this subsection if the home inspector believes the condition satisfies the definition of “defect” under s. 440.97 (2m), Stats.

SPS 131.33(1)(e) (e) Lists any material adverse facts that a home inspector has knowledge of or has observed.

SPS 131.33(1)(f) (f) A summary page that includes at least all of the following:

SPS 131.33(1)(f)1. 1. A list of conditions, labeled as defects, that are observed under par. (d) to be defects.

SPS 131.33(1)(f)2. 2. Other than items labeled as defects, a listing of components needing repairs, components needing further evaluation, items to monitor, and maintenance items.

SPS 131.33(1)(f)3. 3. References to the page, heading, or item number in the full written report for further information.

SPS 131.33(1)(f)4. 4. The disclosures required under s. 440.975 (3) (cr) 3., Stats.

SPS 131.33(2) (2) A home inspector is not required to report on any of the following aspects of items identified in s. SPS 131.32:

SPS 131.33(2)(a) (a) Their life expectancy.

SPS 131.33(2)(b) (b) The reason for the necessity of a major repair.

SPS 131.33(2)(c) (c) The method of making any repair or correction, the materials needed for any repair or correction, or the cost of any repair or correction.

SPS 131.33(2)(d) (d) The suitability for any specialized use of an improvement to residential real property.

SPS 131.33(2)(e) (e) Whether they comply with applicable regulatory requirements.

SPS 131.33(4) (4) A home inspector is not required to retain inspectors or investigators to perform follow-up inspections or investigations of any material adverse facts that a home inspector has knowledge of or has observed under sub. (1) (d).

SPS 131.33 History History: Cr. Register, July, 1999, No. 523, eff. 8-1-99; correction in (1) (a), (b), (c), (d), (2) (intro.) made under s. 13.92 (4) (b) 7., Stats., Register November 2011 No. 671; CR 14-010: renum. 131.33 from SPS 134.04 and am. (1) (a), (b) Register August 2014 No. 704, eff. 9-1-14; corrections in (1) (c), (d), (2) (intro.) made under s. 13.92 (4) (b) 7., Stats., Register August 2014 No. 704; EmR1822: emerg. am. (1) (d), cr. (2m), (3m) eff. 9-23-18; CR 18-076: am. (1) (d), cr. (2m), (3m) Register May 2019 No. 761, eff. 6-1-19; EmR2202: emerg. cr. (1) (bm), r. and recr. (1) (d), cr. (1) (f), r. (2m), (3m), eff. 1-15-22; CR 22-004: cr. (1) (bm), r. and recr. (1) (d), cr. (1) (f), r. (2m), (3m) Register June 2023 No. 810, eff. 7-1-23; correction in (1) (f) made under s. 13.92 (4) (b) 4., Stats., Register June 2023 No. 810.

subch. V of ch. SPS 131 Subchapter V — Education Requirements