Lesson 22 — Understanding Utility Verification (Gas, Water, Electric)

Many inspection types require verifying whether utilities are on, off, locked, tagged, damaged, or missing. Utility verification is one of the most commonly misunderstood areas for new inspectors. This lesson explains exactly what to look for and how to document utilities correctly.

1. General Utility Verification Rules

Your goals are to:

  • Locate the utility meter

  • Determine the status

  • Take clear photos

  • Document observations accurately

You are not required — and are not allowed — to operate, turn, or test utilities in any way.

Your job is visual verification only.

2. Electric Meter Verification

Electric meters are typically:

  • On the side of the house

  • On a pole

  • Near the driveway

  • On a pedestal in multi-family communities

A. What You Must Document

  • Meter present or missing

  • Meter reading (clear photo)

  • Lock or tag present

  • Whether meter appears active or inactive

  • Damage to the meter or meter box

B. How to Identify Status

  • Active: Lights on inside, digital meter numbers moving

  • Inactive: Meter blank, no reading, breaker box power off

  • Locked/Tagged: Red or yellow utility company tag visible

  • Missing: Pipes or wires capped, empty bracket visible

C. Required Photos

  • Wide shot showing the full meter in place

  • Close-up showing the reading clearly

  • Close-up of any lock/tag

  • Any damage noted

3. Gas Meter Verification

 

Gas meters are usually found:

  • On the side of the home

  • Near the foundation

  • In a meter bank (townhomes/apartments)

A. What You Must Document

  • Meter present or missing

  • Lock on gas valve

  • Tag left by gas company

  • Damaged or cut lines

  • Meter reading if visible (not always required)

B. How to Identify Status

  • Active: Valve is open; no lock is present

  • Off: Valve turned sideways/off

  • Locked: Locking bar or metal loop with padlock

  • Tagged: Utility company tag or notice attached

  • Missing: Pipes capped or stubbed

C. Required Photos

  • Wide shot of the meter and surrounding area

  • Close-up of meter face

  • Close-up of lock/tag

  • Photo of capped or cut lines if present

4. Water Meter Verification

Water meters may be:

  • In-ground (under a circular or rectangular lid)

  • On the side of the house (rare)

  • Inside a small external box

A. What You Must Document

  • Meter present or missing

  • Valve on or off

  • Locked or tagged

  • Any leaks, flooding, or broken equipment

  • “No access” if lid is sealed or unsafe to open

B. Important Safety Rule

Do not attempt to lift heavy, sealed, or rusted-in-place water meter lids.
If access is blocked, take a photo and document the reason.

C. Required Photos

  • Wide shot of meter box or location

  • Close-up of meter (if visible)

  • Photo showing valve position (on/off)

  • Photos of leaks or hazards

5. When a Meter Is Missing

Sometimes a meter is removed by the utility company.

You must:

  • Photograph the entire area where the meter should be

  • Photograph capped pipes or empty wall brackets

  • Clearly note: “Meter removed/missing”

  • Document signs of tampering or damage

Missing meter photos are extremely important.

6. When a Meter Is Inaccessible

If you cannot access the meter due to:

  • Locked gates

  • Aggressive dogs

  • Flooding

  • Heavy vegetation

  • Snow

  • Safety issues

You must:

  • Take photos showing the barrier

  • Write detailed notes explaining why it could not be accessed

Never risk your safety to reach a meter.

7. Common Reasons Utility Verifications Get Rejected

Rejections occur when:

  • No wide shot is provided

  • Meter reading is blurry

  • Tag or lock is not photographed

  • Notes do not match photos

  • Inspector failed to verify whether meter is present

Utility verification must always be:

  • Clear

  • Accurate

  • Well-documented

8. GPS Requirements

All utility photos must include GPS metadata.

If GPS is not enabled:

  • InspectorADE may reject the submission automatically

  • NMFS may request re-visit

  • You may not be compensated for rework

Always keep location services turned on.

Summary

Utility verification is simple when performed correctly:

  1. Locate the meter

  2. Take a wide shot

  3. Take a clear close-up

  4. Document tags, locks, or missing equipment

  5. Provide accurate notes

Doing these steps prevents most rejections.

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