CCPIA cheat sheet

Core-and-shell vs. tenant fit-out: the inspector's scope typically ends at the demising wall unless the agreement states otherwise.

HVAC zoning rule of thumb: perimeter zones within about 12-15 ft of glazing need separate control from interior zones because of solar gain and envelope loss.

Elevator recall: Phase I recall is triggered by smoke detectors in the lobby, machine room, or hoistway; Phase II is keyed fire-service operation.

Plenum rating: wiring and cable in an air-handling plenum must be plenum-rated (CMP) or enclosed in conduit per NFPA 90A.

Service life benchmarks: TPO/EPDM 15-25 yr, built-up roofing 20-30 yr, asphalt shingle 15-25 yr, standing-seam metal 40+ yr.

Accessibility clear floor space: 30 in by 48 in minimum at fixtures and controls; 36 in minimum accessible route width.

Water heater T&P relief valve discharge must terminate 6-24 in above the floor or outside, never threaded or capped.

Dead load vs. live load: dead is permanent self-weight; live is occupancy/use load per ASCE 7 (office 50 psf, corridors 100 psf, storage 125 psf typical).

Deflection limit for floors under live load is commonly L/360; roofs L/240; check against the design drawings.

Concrete crack indicators: diagonal shear cracks near supports, flexural cracks at midspan, and map cracking from restrained shrinkage.

Steel connection red flags: deformed bolt holes, missing or short bolts, weld undercut, and pack rust at faying surfaces.

Masonry: look for stair-step cracking in brick (settlement), vertical cracking at corners (thermal/moisture movement), and spalling from freeze-thaw.

Envelope air barrier continuity: penetrations, transitions at roof/wall and foundation/wall junctions are the dominant leakage points.

Thermal bridging: continuous insulation outside the structure is required to control condensation risk in cold climates.

Minimum roof slope: 1/4 in per ft for built-up and modified bitumen; 2/12 for asphalt shingle; 3/12 for standing-seam metal (1/4 in per ft for structural standing seam).

Positive drainage: no ponding water 48 hours after rain; crickets and saddles required at large rooftop units and between drains.

Drainage sizing rule of thumb: 1 sq in of leader area per 100 sq ft of roof for a 1 in/hr rainfall; verify with local code.

Flashing hierarchy: base flashing at least 8 in above the roof surface, counterflashing overlapped over base, termination bar with sealant.

Membrane seams: TPO heat-welded seams should show a uniform bead; EPDM lap splice should be at least 3 in with primer and splice tape.

Moisture surveys: infrared thermography detects wet insulation as thermal anomalies; nuclear and impedance meters confirm.

Condensation control: vapor retarder on the warm side; in cold climates, a Class I or II retarder below the insulation in a vented assembly.

Electrical service sizing: single-phase 120/240 V typical residential; three-phase 208Y/120 V or 480Y/277 V for commercial; verify the nameplate and utility.

Panel labeling: every circuit must be legibly identified; missing labels and spare breakers without identification are reportable.

GFCI required in bathrooms, kitchens, garages, outdoors, and within 6 ft of sinks; AFCI in bedrooms and living areas per NEC.

Plumbing trap seal: 2-4 in water seal; trap arm length limited to the developed length from the fixture to the vent.

Water heater: T&P valve within top 6 in of tank, discharge pipe full-size, no reduction, gravity-drained to a safe location.

HVAC refrigerant lines: insulation on the suction line; missing insulation causes condensation and efficiency loss.

Gas piping: black iron for gas, yellow CSST with bonding; test at 1.5x working pressure for 10 minutes minimum on new installations.

Accessible parking: one van-accessible space per 6 accessible spaces; access aisle 60 in min (96 in for van); slope 1:48 max.

Accessible route: 36 in min clear width, 1:20 max running slope, 1:48 max cross slope; level landings at doors.

Curb ramps: 1:12 max slope, flared sides 1:10 max, detectable warning surfaces at the transition to the street.

Handrails: 34-38 in height above the walking surface, 1-1/4 to 2 in diameter, continuous around the inside of the ramp.

Stormwater: grading should slope away from the building at 6 in in the first 10 ft; verify swales and area drains.

Site lighting: typical parking lot illuminance 0.5-2 fc; check pole foundations for corrosion and leaning.

Sidewalk trip hazards: vertical displacement over 1/4 in is a tripping hazard; over 1/2 in requires a beveled edge or replacement.

Egress width: 0.2 in per occupant for level components, 0.15 in per occupant for stairs (IBC); minimum 44 in for assembly, 36 in for most others.

Travel distance limits: 250 ft for nonsprinklered business occupancy, 300 ft for sprinklered; 200 ft for storage nonsprinklered (verify locally).

Fire separation: 2-hour for Type I-A construction; 1-hour for Type II-A; verify the drawings against the occupancy.

Fire extinguishers: 75 ft max travel for Class A, 50 ft for Class B, 30-50 ft for Class K (cooking).

Smoke detectors: within 21 ft of the wall on a flat ceiling, or per the manufacturer's spacing; not within 3 ft of a supply diffuser.

Exit signs: illuminated, connected to emergency power, visible from any point in the path of egress travel.

Fire door hardware: self-closing, positive latching, no propping; hold-opens must be tied to the alarm system.

Inspection sequence: roof, exterior, interior, MEP, then site; document conditions in a consistent order for each building.

Photo protocol: wide shot, mid shot, close-up per defect; include a scale reference and a date/time stamp.

Report language: describe observed condition, not causation, unless the cause is directly observable; avoid 'code violation' unless verified.

Standard of care: the inspector reports what a reasonably competent inspector would observe on the date of inspection, not a guarantee of future performance.

Sampling: representative sampling is acceptable when documented; state the sample size and the method used.

Limitations section: list inaccessible areas (occupied tenant spaces, locked rooms, concealed spaces) and the reason for exclusion.

Report delivery: typically within 24-48 hours; retain records per the agreement and applicable statute of limitations.

Scope of work: the SOP defines the minimum; anything beyond it must be specifically contracted and disclosed.

Conflict of interest: no referral fees or compensation from contractors for repair work identified in the report.

Objectivity: report findings without regard to whether the transaction closes; the client's interest is accurate information.

Confidentiality: report contents are shared only with the client and authorized parties unless required by law or court order.

Competence: decline or disclose when the system is outside the inspector's training or experience (e.g., specialty structural, elevators).

Continuing education: maintain the required hours and document them; verify the state or association requirement.

Advertising: no claims of 'certified' or 'licensed' unless the credential is current and verifiable.

Contract essentials: parties, scope, limitations, fee, payment terms, dispute resolution, and limitation of liability clause.

Limitation of liability: many states cap at the fee paid; some states prohibit or limit enforceability; verify state law.

Insurance: general liability and errors & omissions (professional liability); E&O is claims-made, so verify the retroactive date.

Entity choice: LLC or corporation for liability protection; maintain formalities to preserve the shield.

Records retention: keep reports, photos, and contracts for at least the statute of limitations period plus one year.

Pre-inspection agreement: signed before the inspection; include the SOP reference and the client's acknowledgment of limitations.

Fee structure: flat fee per building or per square foot; avoid contingency fees tied to findings, which create an ethics conflict.