I write on behalf of the Virginia Association of Real Estate Inspectors (VAREI), an organization that serves Virginia licensed home inspectors.

VAREI supports protecting the health and welfare of the public by informing homebuyers and sellers about best safety practices. We appreciate the work of the Virginia Board for Asbestos, Lead, and Home Inspectors to develop regulatory amendments that capture the spirit of SB607 (2022) to protect a home’s occupants without placing undue burden on home inspectors. We also appreciate the opportunity for representatives from VAREI and our industry to provide input in the drafting of these amendments.

Home inspections are “snapshots” in time that assess the readily accessible components within a home. Inspections are normally conducted shortly after a home goes under contract and there can be a significant amount of time that passes between them and when a homeowner takes possession of the property. Additionally, the majority of components inspected have a lifespan that can vary greatly. As the amendments state, any inspection is not a guarantee, warranty, or any form of insurance.

Assessing the functionality of smoke alarms can be challenging. The only true way to determine their full viability is with actual smoke, which would certainly be difficult for the purposes of a home inspection. We believe the proposed amendments strike the appropriate balance by providing homebuyers with useful knowledge about smoke alarms in the home, while not placing unnecessary liability on home inspectors.

A home inspector faces limitations in conducting an inspection. In order to determine if a smoke alarm is in “good working order” it must be accessible. That distinction is important since there are times where alarms are located in places that are inaccessible, such as near the tops of cathedral ceilings. Furthermore, some smoke alarms are connected to security systems that, when tested, may notify the local fire department. The amended requirements for home inspection reports in 18VAC15-40-130 address these issues appropriately.

Many home inspectors already include language in their inspection reports about the importance of having properly placed smoke alarms that are less than 10 years old. The newly amended reporting regulations require a statement that reinforces the responsibility of the homebuyer to take safety seriously. We believe the new language requirements for home inspection reports highlight the importance for homebuyers to be knowledgeable about smoke alarms and to make sure that the alarms are properly placed and maintained according to manufacturer instructions.

Alex Aderton

Executive Director, Virginia Association of Real Estate Inspectors