What are building codes? How do they affect my home inspection?

Building code requirements offer up some confusion in the home buying process that is rarely fully comprehended by the average home buyer. Most people recognize that building codes exist, but there's a lot of confusion about why they exist and how they actually affect us.

So what are building codes? Simply put, building codes are the MINIMUM set of requirements that need to be met for NEW construction to provide for a safe and habitable environment for the home's occupants. They are government regulated requirements set forth at the national, state, and local level.

If codes differ between national and state or state and local level, which do you abide by? All you need to know is that local code requirements always supersede national and state level requirements and can only be more strict, not less, in their regulation.

There are many types of building codes, but the ones most often associated with a home inspection are the IRC (International Residential Code), NEC (National Electrical Code), IPC (International Plumbing Code), and IFC (International Fire Code). Each set of codes is regularly updated by their regulating authority and republished. For example, the NEC is updated and republished every three years.

Now that you understand what building codes are and where they come from, let's discuss how they can affect the home inspection process. The first thing you must know is that home inspectors are not code enforcers. There are specific circumstances in which they can act as a sort of code inspector, but they are not government employees that can pass or fail your inspection.

So do home inspectors know code and use it? We most definitely do. In a typical home inspection for a non-new construction home, we use code requirements evaluate the condition of the home and paint a picture for you as the client. For example, if there have been many upgrades to the home recently but none of them conform to the proper code requirements, that is a major red flag. In particular, it tells us that the work was most likely done by a non-professional and should be evaluated by a licensed professional to determine if the upgrades are safe or should be repaired.

So are you telling me that my older home doesn't have to meet current code requirements? Yes, that's correct. Older homes that were built before certain code requirements existed do not have to be upgraded for the sake of buying or selling the home. However, if upgrades are to be made, the upgrades must meet the current code requirements to pass an inspection by your local regulating authority. The quickest way to find out if your home's upgrades were performed up to code is to pull the building permit. If no building permit was filed, there's a likelihood that the upgrades were performed by a non-professional.

This, of course, also depends on your locale. Each regulating authority differs on what requires a building permit and what doesn't. Most will allow small improvements and repairs to be made with no permit.

So when do home inspectors act as a code enforcement inspector? Well, new construction inspections! This can mean inspections performed during specific phases of the building process or after the the home is completed. A new construction inspection/inspections is always recommended because it allows for a third party evaluation of your home to make sure it is safe and habitable according to the current standards.

Although home inspectors are not code enforcers, your inspector should be familiar with the code requirements of your local regulating authority. If nothing else, this will allow them to more accurately educate you as the home buyer on your new purchase. After all, you'd like to know if your home is safe!