When you are buying or selling a house you will hear a lot of discussion about the building codes. Many homeowners are unclear as to what the significance of these codes is. That uncertainty extends to home builders and real estate professionals as well. So, let’s take a minute to discuss these.
Builders and real estate agents often mistakenly think (and sometimes deceitfully espouse) that the codes are in place to insure quality construction. Nothing could be further from the truth.
Simply put, building codes are the worst that you can build a building by law. You read that right. Building a building strictly to the codes, and not more, will not guarantee a durable, high quality building. The codes only seek to insure that a building is reasonably safe.
Most home buyers expect homes that have greater durability, performance, and quality than the building codes alone dictate in their minimum requirements. Contrast that with the fact that home builders are only required to build to the minimal requirements of the codes and the municipal inspectors inspect for compliance only with these minimal codes. This is the point at which the proverbial stuff hits the fan.
Let’s go a bit further down the rabbit hole, shall we? The Texas Real Estate Commission licenses home inspectors. They not only do not require that these licensed inspectors know anything about the building codes, they specifically exclude any requirement for such knowledge in their published standards of practice for professional inspectors.
Now let’s put this in perspective, if we can. Homeowners expect and demand quality, durable homes. The municipalities and their inspectors only require that the builders build to the bare minimum standards, insuring neither quality nor durability. The independent inspectors the state of Texas foists upon the homeowners are not even required to be familiar with the minimal requirements. What’s wrong with this picture?
Your only hope in assuring a safe, well-constructed home is to hire a professional inspector who is certified in the building codes and has extensive home construction experience. Code certification consists of becoming intimately familiar with the massive amount of information contained in the building codes, sitting for a battery of examinations, and then maintaining proficiency in this knowledge by continuing education.
The National Electrical Code, NFPA 70, is an 870-page volume which also contains an extensive list of referenced standards (see Annex A, Product Safety Standards).
These are the core references any inspector of new or existing homes must be intimately familiar with in order to achieve and maintain competence as an inspector.
And, did I mention that each of these codes is significantly rewritten every three years? Hence the requirement to constantly study the codes in order to maintain certification.
In short, if your inspector is not code certified he is unable to perform a competent inspection.